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11 29 2000 PAC Agenda TOWNSHIP OF ORO-MEDONTE PLANNING ADVISORY COMD7ITTEE AGENDA WEDNESDAY NOVEMBER 29, 2000 1. Call to order by Chairman. 2. Declaration of Pecuniary Interest and the General Nature Thereof - in Accordance with the Act. 3. Adoption of the Minutes of October 12, 2000 4. Correspondence and Communication None • 5. Deputations 7:00 p.m. Heritage Hills Golf Course Concession 2, Part of Lot 10 and D (Oro) Proposed Official Plan Amendment 6. Other Business 7. Adjournment P-83199 TOWNSHIP OF ORO-MEDONTE • PANNING ADVISORY COMMITTEE MINUTES OCTOBER 12, 2000 PRESENT: Garry Fell, Peter Wigham, Paul Marshall, Councillor Ruth Fountain, Susan Grant, Deputy Mayor Don Bell, and Mayor Ian Beard (arrived at 7:30 p.m.) STAFF PRESENT: Andria Leigh 1. Chairman Peter Wigham called the meeting to order at 7:00 p.m. 2. "DISCLOSURE OF PECUNIARY INTEREST AND THE GENERAL NATURE THEREOF - IN ACCORDANCE WITH THE ACT." None Declared. 3. Minutes . Moved by Susan Grant, seconded by Paul Marshall That the minutes of the meetings of the Township of Oro-Medonte Planning Advisory Committee held on August 15, 2000 and September 19, 2000 be adopted as printed and circulated. Carried. 4. Correspondence and Communication None Received. 5. Deputations 7:00 p.m. Pamela Lesenko P-108!00 Concession 9, Plan M-535, Lot 14 (Oro) Proposed Zoning By-law Amendment In Attendance: Pamela Lesenko, Applicant, Bob Templeton, Applicant's Agent Ms. Leigh explained the proposed zoning amendment to the Committee, which would permit two bedrooms in the existing dwelling to be utilized for a bed and • breakfast establishment. She explained that the relevant Official Plan policies • were contained in Section D 9.5 (Rural Residential designation) and were required to be satisfied for this type of a rezoning application. She further explained that it would appear that this application would meet those requirements of the Official Plan and on this basis should proceed forward to a Public Meeting with favorable support from this Committee. The applicant indicated that she felt there was a need for additional bed and breakfast establishments within this area of the Township due to the number of recreational opportunities, which were available in the Township. She indicated that there was sufficient parking on the property and it would not impact on her neighbours. Moved by Deputy Mayor Don Bell, seconded by Councillor Ruth Fountain "It is recommended that Development Application P-108/00, a proposed Zoning By-law Amendment for a bed and breakfast establishment for 2 bedrooms, proceed to a Public Meeting in accordance with the requirements of the Planning Act." ..Carried. • 7:15 p.m. Hans Wychers P-112100 Concession 5, Plan M-324, Lot 23 (Oro} Proposed Zoning By-law Amendment In Attendance: No One Ms. Leigh explained the proposed zoning amendment to the Committee, which would permit up to three bedrooms in the existing dwelling to be utilized for a bed and breakfast operation. She explained that the relevant Official Plan policies were contained in Section D 9.5 (Rural Residential designation) and were required to be satisfied for this type of a rezoning application. She further explained that it would appear that this application would meet those requirements of the Official Plan and on this basis should proceed forward to a Public Meeting with favorable support from this Committee. Moved by Garry Fell, seconded by Paul Marshall "It is recommended that Development Application P-112100, a proposed Zoning By-law Amendment for a bed and breakfast, proceed to a Public Meeting in accordance with the requirements of the Planning Act." ...Carried. fJ 7:30 p.m. Garrett Developments (Barrie) Ltd. P-113(00 Concession 1, Part of Lot 40, Part 3 of Draft Reference Plan (Oro) Proposed Zoning By-law Amendment In Attendance: Randy Garrett and Greg Garrett, Applicant's, and Trudy Patterson, Applicant's Consultant Ms. Leigh explained the proposed application, indicating that this application was required as a condition of consent in order to comply with the Official Plan policies relating to the Horseshoe Valley Road Special Policy area. These policies restrict the permitted uses allowed on lands within this designation and do not allow for detached dwellings on new lots. She explained that this lot was currently a forested site with a creek flowing through the westerly boundary of the property dividing it from the remainder of the lands. Ms. Patterson explained that the applicants had no objection to the restriction being placed on the property and had no intention of constructing a dwelling on the property that is currently used for forestry purposes. . Moved by Susan Grant, seconded by Paul Marshall "It is recommended that Development Application P-103100, a proposed Zoning By-law Amendment, proceed to a Public Meeting in accordance with the requirements of the Planning Act." ...Carried. Other Business None. 7. Adjournment Moved by Councillor Ruth Fountain That this meeting now adjourn at 7:35 p.m. Carried. Peter Wigham, Chairman Andria Leigh, Planner . PLANNING ADVISORY COMMITTEE November 29, 2000 Laida McCahery P-114/00 Part of Lot 21, Concession 6 (Oro) Highway 11 Proposal The subject property is located in Concession 6, Part of Lot 21 and has frontage on Line 5 South and Highway 11. The applicant's agent (Wendy Barrer) has applied for a Zoning By-law Amendment from the Local Commercial {LC) zone to a Site Specific Local Commercial {LC*) Zone. Official Plan Currently -Rural Settlement Area Proposed - No Change Zoning By-law Currently -Local Commercial (LC) Zone Proposed -Local Commercial Exception (LC*) Zone Department Head Comments Roads Superintendent -Requires Ministry of Transportation approval Manager of Public Works - Fire Chief - No Concerns Clerk - Chief Building Official - No Concerns, subject to Building Code requirements Planning Department Comments The subject property is located within the Rural Settlement Area designation and would therefore be subject to the applicable policies of Section D4 (copy attached). The permitted uses within this designation allow for small scale commercial uses that serve the needs of the settlement area and the surrounding rural area. . Section D4,3.3 of the Official Plan outlines the policies relating to new commercial uses. This section clearly indicates that new commercial uses are 1 permitted subject to an amendment to the implementing zoning by-law; and further indicates that such uses may be subject to Site Plan Control. The Township by-law requires that all properties within the Local Commercial Zone would be subject to site plan control and this property would be required to submit a site plan and enter into a Site Plan Agreement with the Municipality. Section D4.3.3 establishes the criteria to be reviewed prior to consideration of an amendment by Council. This section indicates that Council shall be satisfied that the proposed use: a) Is compatible with the rural character of the settlement area The Rural Settlement Area of Guthrie is unique due to its location on the Highway 11 corridor. The intended use would appear appropriate given the current usage of the property and the surrounding properties in the settlement area, which include restaurants and motor vehicle saleslservice. The principles of the Official Plan include promoting economic activity and specifically to concentrate this on the Highway 11 corridor. The proposed use would continue to promote this principle and goal. b) Serves the needs of the settlement area andlor the rural area • The proposed use is for modular homes and sale offices display units that would be sold to the public. It is anticipated that these units would be sold to customers within the Municipality and would therefore serve the needs of the rural area. c) Can be serviced with an appropriate water supply and an appropriate means of sewage disposal The proposed display units are not intended to be serviced however comments would be required at the Public Meeting from the Health Unit regarding the siting of the building in relation to the existing septic system for the current commercial building. d) Can provide adequate parking and loading facilities and landscaping on site There is currently a parking area available in the proposed area of the display units and additional parking is available at the main building as required. e) Can provide adequate screening between uses where a proposed use abuts or is in close proximity to an existing residential use through the use of • fencing, landscaping, berming, or a combination of these features 2 ~6 The subject property already contains an existing commercial use on the property and in fact is located in the vicinity of other commercial uses. There are however some residential uses intermittent amongst these uses and protection of those would be satisfied through site plan control. The Committee should consider the existing zoning on the property is currently local commercial, which provides a range of uses; however this does not include the purchaser's intended use. The intended rezoning would only add the proposed mobile home/modular home sales establishment to the current list of permitted uses on the property and would clearly indicate that this solely relates to display on site and not storage or manufacturing as sufficient room would not be available for this purposes. The subject property currently has an access and parking area off Highway 11 which had previously approval from the Ministry of Transportation for commercial purposes and would the access point for the sales display area. Favorable comments would be required from the Ministry of Transportation at the Public Meeting. Recommendation • It is recommended that Development Application P-114/00 a proposed Zoning By-law Amendment proceed to a Public Meeting in accordance with the Planning Act requirements. 3 r r ^ r ^ r r ^ ^ ^ ^ ^ ^ ^ D3.1 D3.2 SECTION D3 -RURAL OBJECTIVES To preserve and promote the rural character of the Township and the maintenance of the open countryside. To prevent the intrusion of land uses which are incompatible with the rural character and/or resource activities of the area. PERMITTED USES Permitted uses on lands in the Rural designation as shown on the schedules to this Plan are agriculture, single detached dwellings, bed and breakfast establishments, home occupations, home industries, forestry, commercial dog kennels and resource management uses. Institutional uses such as schools, places of worship, community centres aze also permitted. A range of small-scale industrial uses such as manufacturing, processing, assembly, servicing, salvaging, recycling and storage of goods and raw materials are also permitted. Farm implement dealers, feed and fertilizer distribution facilities, greenhouses, seasonal home grown produce stands, wayside pits and quarries, portable asphalt plants, golf courses and existing waste disposal sites aze also permitted. Ski facilities and accessory uses such as restaurants, camping facilities and small-scale accommodation facilities are also permitted. In addition, small- scale corporate meeting facilities or corporate retreats, and accessory uses such as accommodation facilities may be permitted. Tn both cases, the number of accessory accommodation units shall generally be limited to 25, as a result of the impact of such a use on the rural chazacter of the area. The designation also permits existing tourist commercial uses such as private parks, trailer or recreational vehicle parks, mobile home parks, rental cabin establishments and private campgrounds and accessory recreational and commercial facilities. ORO-MEDONTE OFFICIAL PLAN -FINAL Adopted by Council February 5,1997 47 D3.3 DEVELOPMENT POLICIES D3.3.1 The creation of new lots for residential purposes In accordance with the intent of this Plan to maintain the rural character of the Township, only a limited number of new lots for residential purposes can be created in the Township. In this regard, only one new lot can be severed from a lot in the Rural designation that has an area of at least 36 hectares or is the whole of an original Township lot provided a lot has not been severed from the parcel after March 26, 1973. In considering the creation of a new lot for residential purposes, the Committee of Adjustment shall be satisfied that the proposed lot: a) will have a minimum lot azea of 0.4 hectares; b) is of an appropriate size for residential use, with such a residential use generally not requiring a lot size that exceeds 2.0 hectares; c) fronts onto an existing public road that is maintained year round by the Township or County; d) will not cause a traffic hazard as a result of its location on a curve or a hill; and, e) can be serviced with an appropriate water supply and an appropriate means of sewage disposal. Notwithstanding the above paragraph, the creation of a new lot for residential purposes from a property which currently has two single detached dwellings is permitted provided: a) the size of the lot will not affect the viability of the agricultural operation and maybe required to be verified through an agricultural viability report prepazed by a qualified agrologist; b) no portion of the severed lot is to be located closer than 200 metres to a bam or feedlot, regardless of whether it is being used for ~--_-- agricultural uses at the time the application is submitted, or the minimum distance required by the Minimum Distance Separation I and II, whichever is greater. c) the proposed lot fronts onto an existing public road that is maintained year round by the Township, County, or Province; d) an entrance permit is available for a new driveway accessing the severed lot from the appropriate authority; e) the driveway accessing the proposed new lot will not cause a traffic hazard as a result of its location on a curve or hill; f) the proposed lot is serviced with its own septic system approved by the appropriate authority; 48 ORO-MEDONTE OFFICIAL PLAN -FINAL Adopted by Council February 5,1997 g) the proposed lot is serviced with an appropriate water supply, (• which maybe an individual well or a well shared with a neighbouring lot, provided an agreement has been entered into with a neighbouring owner; h) the proposed lot area includes only the amount of land required for the existing residential dwelling, water supply, and sewage disposal system and will comply with the implementing Zoning I By-law. D3.3.2 New industrial uses, institutional uses, commercial uses, golf courses, small-scale ski facilities and corporate meeting facilities New industrial, institutional and commercial uses that serve the needs of the ' rural area and new golf courses, small-scale ski facilities and corporate meeting facilities may be permitted subject to an amendment to the implementing Zoning By-law. The creation of a new lot to permit any of these uses is generally not permitted. These uses may also be subject to Site Plan Control. Before considering an amendment to the Zoning By-law to permit any of these uses in the Rural designation, Council shall 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; c) is located where it would have little 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 traffic generated by the proposed use; ' f) will not cause a traffic hazard as a result of its location on a curve or a hill; and, g) can be appropriately buffered from adjacent residential uses. In addition, prior to considering an application to develop a new industrial, institutional or commercial use, Council shall be satisfied that the proposed use cannot be reasonably sited in a nearby settlement area or on lands in the vicinity that are designated Industrial or Commercial. ' D3.3.3 New tourist commercial uses Given the potential impacts of new tourist commercial uses such as private ~. parks, trailer or recreational vehicle parks, mobile home parks, rental cabin 49 ORO-MEDONTE OFFICIAL PLAN -FINAL Adopted by Council February 5,1997 Township oJOro-Medonte, PO Box 700, Oro, Ontario, LOL 2X0 Development Application • Application No. P- O ~1 U ~ [ ] Application to amend the Official Plan of the Township [y)' Application to amend the Comprehensive Zoning By-law [ ] Application for a Temporary Use By-law [ ] Application to consider a Draft Plan of Subdivision [ ] Other, please specify UWe hereby apply, as specified above, to the Corporation of the Township of Oro-Medonte. It is expressly understood that this application is in regard only to the lands as hereinafter described and is made pursuant to the provisions of The Planning Act, R.S.O., 1990. Atl costs associated with the application shall be paid as per the Tariff of Fees By-law including all costs associated with an appeal of the application to the Ontario Municipal Board. e enclose herewith application and processing fees in the amount of $2450.00 for an amendment to the Official Ian ($1200.00 is a refundable deposit in accordance with the Tariff of Fees By-law). -\ ~I We enclose herewith application and processing fees in the amount $2450.00 for an amendment to the Comprehensive Zoning By-law ($1200.00 is a refundable deposit in accordan ariff of Fees By-law). I/We enclose herewith application and processing fees in the amount of 24$ 50.00 for a Tempornry Use By-law ($1200.00 is a refundable deposit in accordance with the Tariff of Fees By-law). I/We enclose herewith application and processing fees m the amount of 8 51.00 (1001ots or less); ' - 8 7~ 50.00 (101 to 199 tats); or 9 00~ 0.00 (2001ots or more) for a draft Plan of Subdivision ($5500.00 is a refundable deposit in accordance with the Tariff of Fees By-law). DATED AT THE !')..~11.1iHIP OF X20- Fri A.,xfiF INTHE_OF t .-~. .}l- THI3~_DAYOF Nr~-~ A 5~ 20012. ___1151=v' ~ ~~ ~~ ~~ Signature of A icant or Authorized Agent Signat a of Co tissioner (To be witness by a Comrmssioner) To be completed by the Applicant or Authorized Aeent (Please print or tvoe) 1. Name of Applicant ~-.c ~ 'l Full Mailing Address Telephone Ntunber - 2. Name of Applicant's Agent ~is' wr ~. ~ ~~c r r'o ~(' _ ~ ~ (r ^ ~' Full Mailing Address =s~l t /~ <J Daft"ic. ~'n t_i{ty $Kl~, Telephone Number ~ ~~5 ~ ~ ~~ - ! 1 ~i dy • NOTE: All correspondence and communications will be directed to the Applicant's Agent unless otherwise specified Township ojOro-Medonte, PO Box 100, Oro, Ontario, LOL 2X0 Development Application Application No. P- 3. Full legal description of the property which is the subject of this Application including the name of the former Municipality in which it is located, e.g. Lot 1, Concession 1, Township of Orillia, and, if known, the azea of the land covered by the proposed amendment. (/~~ I .J 1 tYiri ~K-F h ~~ f ~~t ait~~t.-li.2~=ia~f~--~~ •.,,~~ I~c~~~•~ '~~' . To be answered by the Applicant (Please print or tune) 4. 1.1 Are you the registered owner of the subject lands? 1.2 Do you act on behalf of the registered owner? Yes_ No Yes / No_ 2.1 Do you have an option to purchase the subject lands? Yes No_ 2.2 If so, what is the expiry date of the Option? Fe h dR ~ anc: 1 • 2.3 Aave you an offer to Purchase or Agreement of Sale in respect of the subject lands, or any portion thereof with the Registered Owner? Yes No_ 2.4 What is the expiry date of any Offer or Agreement mentioned in 4.2.3? r-vh a~tdzj_ 2.5 Is the above noted Option, Offer or Agreement conditional on~tta success or failure of this Application? Yes / NO_ 5. Present Official Plan designation(s) 6. Present Zone classification(s) L-L 7. Present Use of subject lands ~~r~ R ' } ~ ~ {N I lP ~~ fS41e 8. Proposed use of subject lands ( Y~ ~ 9 ~ E a rh a ~~ i 9. Official Plan designation required ~r1~ 10. Zone Classification required ~' 11. L {~( J Sa~t~.d.~c.~ t ~ -~.~('r j"°.'-74 ~~~f~ k~ II ho n~~ rn, /~Ic~ ' J ,~ ,~ , -~ ~ ~., ['~ is ~ r~~ r ., -~~~ ~ z..~erll Sri y2~a ~ ~Jy F1`(U ]r ~2 cG-u a ~ ~ .c7tc ~ S6{~lew~ ~he. ct P(uY~' ~ ~y ~ S ,1 _ T J II On t h¢f~ w', l I ~k (K3 L~;czj~ SSi' PTr C ~ ~ i~ oa lS~ e„ ~ ~h ~4 ~ ~ 04~ ~S IIDGat' S Applicant's reason, azgument and/or justification for requiring the proposed Amendment(s) (attach a supplementary schedule if necessary). Township of Ora-Medonte, PO Box 100, Oro, Ontario, LOL 2X0 F Development Auplication Application No. P- 12. Supplementary and supporting material to be submitted by the Applicant: All information as requrred under the Township of Oro-Medonte Development Guidelines. 2. Survey or sketch prepared by an Ontario Land Surveyor showing: [~]°~ Applicant's/Owner's total holdings of land in the subject azea. [ ] Land which is to be subject of the requested Amendment cleazly indicated thereon (iu the case of an amendment, please provide ten (10) 11" X 17" copies of the site plan or boundary survey). [~ The location, size and use of all existing buildings or stmetures on the subject lands and on immediately adjacent properties. All topographical features shall also be shown. [ ] The location, width and names of all road allowance, rights-of--ways, sneets or highways within or abutting the property, indicating whether they aze public travelled roads, private roads, rights-of--way or unopened road allowances. 13. What other Provincial Ministries or other Agencies or individuals have been consulted with prior to the submission of this Application? (eg. Ministry of Municipal Affairs, School Boazds, District Health Unit, County Engineer, etc.) 14. Is the subject land or any land within 120 m (400 ft) of the subject land the subject of another Development Application made by the applicant for approval of an Official Plan amendtent, a Zoning By-law amendment, a Plan of Subdivision, a Minor V ariance, a Consent, or a Site Plan? Yes No '~ If yes, please state which type of application, if known, the application number, and describe the (ands which aze subject to this application. NOTE: Only fully completed applications accompanied by the necessary supporting materials will be processed. The personal information on this form is being collected pursuant to the Planning Ac[, R.S.O., 1990, eP.13 and will be used in relation to the processing of this Development Application. If you hm~c nny questions, please ask at the Oro-Medonte Township Offces. I -~- - • • i, d ;: ~~ `-a,,, ~1', 9.' ~Yi ., h `,:~ ~r ~ _ ,~~ _< 3 ~ ~+% , m~ + .,fi.,, ~ ~ ~ I S ~ ~~~ I) ~ ~ ~ ~~- C ~ 4re i I i c~ »g d y~ ~ ~ Y I F I 3~1 i c` 5~ (~. nQ N E S t navid N. Shelscreli, AACI, P.At'P, P'RT Reat Tdsbate Apiaraiser a ~II r: ~ i :. 1 < ~_ ~-`= S i0 '3~r~v Jw zf3 03u5rt6~r_53 4 Sv 3r~it 7330 J t ~ o< ~c .cc+ _~ ~__ K5 t. ~ -~ ~~_ -~ / lv~w i rtC.1 ~ ^ '-' rtt C) Sn ar /O np/ ~ )..n aJb ~DL,t I ~ ~ y ~ 'Z ! .. Q VJ i~ ^\ ~ ` O I ~ '.~ ~r1. ',' . ~ r f F ~ F j lJ1 Z ` ~ ti ; ~~ ~ . } , 4~) 4' ~ C , ~ ,~ ' ~ , ~V U /D \~ O d 2 ~ ~ p~ ~ ~~ 3 '" `r ~ ~_~ ~rn ~ ``' ~ rs z m .,, Q of ~ ~ o, Y 3 ~ is:, ~t-'~'rc-r U I `~ r z r ~ ! t~` ~j `~)A J Y I - - I tl ~ T ~T d Q -~ h 1 v~; 11 'rte `o Z~ ~ pro ~~ •r I ' ,,, r r ~ + ° L•` " ,i i, ~ ~ -_~:.cc-:x. a+tu ~_usc.at.~ - ..car l 1 ~_a „ _ 9 pNd S SNOISS3JPJ0~ i`J33/Vt138 _._. } I ~ .• r ~, ~, •O'tr ~.. __. _~ r No ~O r 4 e o 3JNdM0~ltf ~-. c 3 ~• i ~r ~, ~o ii ~~i ii ii i ~~~ _ LJ~ i~ I~ ~I I~ ~ I ~. ~I I~ I~ ~I I~ I~ !C+, s' J 0 e n ~ h l Y • PLANNING ADVISORY COMMITTEE November 29, 2000 Heritage Hills Golf Course P-83/99 Part of Lot 10 and D, Concession 2 (Oro) Line 1 South Official Plan Currently -Agricultural and Environmental Protection Two Overlay Proposed -Recreational, Environmental Protection One and Environmental Protection Two Overlay Zoning By-law Currently-AgriculturaURural and Environmental Protection (EP) Zones Proposed -Private Recreational (PR) and Environmental Protection (EP) Zones • Planning Department Comments After the last deputation for this application in September, the recommendation to deny the Official Plan Amendment was deferred by Council in order to allow for another deputation to Council from the applicants and to allow all Council members to review the background technical studies and Township peer reviews prior to making a decision on the recommendation. A further report was presented to Council by the Chief Administrative Officer which indicated that the applicant's were amending their application to redesignate from Agricultural and Environmental Protection Two Overlay to a Site Specific Environmental Protection One which would permit the golf course and did not require a County of Simcoe Official Plan Amendment. The recommendation in that report was that the Planner prepare a further report to the Planning Advisory Committee for their reconsideration of the application. Subsequent to the adoption of that recommendation further review was completed by the Planner to determine all options which would be available other than the Environmental Protection One Exception. After further review it was determined that it would be more appropriate to consider a new designation in the Official Plan which related to major recreational uses such as golf courses and established policies to be considered if such a use is proposed. 1 Currently in the Official Plan "Section D6 -Open Space" primarily reflects lands • in public ownership (Township, County, or Provincial) and does not establish any development policies (copy of existing section D6 attached). A new Section D6 -Recreational" is proposed that would not only recognize these public uses but would also permit other major recreational uses, such as golf courses. Anew subsection would be incorporated which would establish the criteria to be considered when such an application is received. All new uses will require an Official Plan Amendment and Zoning By-law Amendment in accordance with the proposed policies and the amendment will not be considered favorably until the policy requirements of Section D6.3 are completed to Council's satisfaction. The new proposed policy requires changes to two other sections of the Official Plan in order to be consistent with the intent of the new Section D6. First under "Section C -Land Use Concept" subsection C1.6 currently indicates lands in this designation are owned by the Township, County, or Province. The proposed wording would be replaced with the following: "C1.6 Recreational Lands designated Recreational include County of Simcoe forests, the Copeland • Forest area, Bass lake Provincial Park, all major Township of Oro-Medonte parks, and all major recreational uses." Section D3 -Rural would also have to be amended to deleted golf courses as a permitted use and to remove from Section D3.3.2 any reference to golf courses. These amendments would ensure that these uses proceed by way of an amendment to the Plan with the appropriate background studies being completed to Council's satisfaction. In accordance with the requirements of the Planning Act, this proposed new Section D6 -Recreational (attached) and the other amendments noted above would be subject to a Public Meeting prior to consideration by Council. The subject property which is currently the area proposed to be utilized for Heritage Hills golf course would be required to be designated Recreational with an Environmental Protection Two Overlay designation on the entire property to protect the features of the property, and also the Environmental Protection One designation would be utilized for the area surrounding the creek on the property. 2 Recommendation It is recommended that the proposed amendments to the Official Plan including the new "Section D6-Recreational" proceed to a Public Meeting in accordance with the requirements of the Planning Act and that Development Application P- 83/99 be considered favorably to proceed under the proposed policy. u 3 SECTION D6 -RECREATIONAL . D6.1 OBJECTIVES • To conserve and protect lands for future recreational use. • To provide for the development of recreational uses which are compatible with the rural and agricultural character of the Township. • To provide a broad range of recreation and leisure opportunities for the residents of the Township. • To preserve and maintain existing natural heritage features such as valley lands, steep slopes, wooded areas and watercourses, and where feasible, utilize these areas for open space linkages. D6.2 PERMITTED USES Permitted uses on lands designated Recreational on the schedules to this Plan include passive and active recreational uses including golf courses, conservation uses, municipal utilities, forestry uses in accordance with good management practices and accessory uses. • The Township currently owns a number of parcels of land in the municipality. It is the intent of Council to retain these areas in public ownership and to develop and manage these areas in accordance with a Parks and Recreation Master Plan. D6.3 DEVELOPMENT POLICIES D6.3.1 New Uses and Expansions to Existing Uses Given the potential impacts of new major recreation uses and accessory recreational facilities on the permanent countryside of the Township, only existing uses aze recognized by this Plan. The development of any new major recreation use shall require an Amendment to this Plan and the implementing Zoning By-law and shall be subject to Site Plan Control. Expansions to existing uses on lands that are already within the Recreational designation shall require an amendment to the implementing Zoning By-law and shall be subject to Site Plan Control. Expansions to existing uses onto lands which are not designated Recreational shall require both an Amendment to this Plan and the implementing Zoning By-law and shall also be subject to Site Plan Control. • • Before considering an Amendment to the Official Plan (if required) and Zoning By-law, Council shall be satisfied that: (a) the proposed use (expansion) is compatible with the rural character of the area; (b) the development can be designed and sited to blend in with the rural surroundings; (c) the proposed use (expansion) is located where it would have no impact on agricultural operations on adjacent lands; (d) the proposed use can be serviced with an appropriate water supply and means of sewage disposal; (e) if an expansion is proposed, the entire use is serviced by an appropriate water supply and means of sewage disposal; (f) off-site impacts resulting from the use of fertilizers, herbicides and fungicides have been reviewed and are expected to be minimal to non- existent; (g) the proposed use is to be accessed by municipal roads that can accommodate the increased traffic generated by the proposed use; (h) the proposed use can be appropriately buffered from adjacent residential uses; and (i) an appropriate monitoring program, which serves to monitor the impact of the use on the quality and quantity of the groundwater, surface waters and . the environment in general is developed. SECTION D6 -OPEN SPACE . D6.1 OBJECTIVES • To conserve and protect lands for future recreational use. • To provide a broad range of recreation and leisure opportunities for the residents of the Township. • To preserve and maintain existing natural heritage features such as valley lands, steep slopes, wooded azeas and watercourses, and where feasible, utilize these areas for open space linkages. D6.2 PERMITTED USES Permitted uses on lands designated Open Space on the schedules to this Plan include passive and active recreational uses, conservation uses, municipal utilities, forestry uses in accordance with good management practices and accessory uses. • The Township currently owns a number of parcels of land in the municipality. • It is the intent of Council to retain these areas in public ownership and to develop and manage these areas in accordance with a Pazks and Recreation Master Plan. • 61 • ORO-MEDONTE OFFICIAL PLAN -FINAL Adopted by Council February 5,1997 • PLANNING ADVISORY COMMITTEE November 29, 2000 Heritage Hills Golf Course P-83199 Part of Lot 10 and D, Concession 2 (Oro) Line 1 South Official Plan Currently-Agricultural and Environmental Protection Two Overlay Proposed -Recreational, Environmental Protection One and Environmental Protection Two Overlay Zoning By-law Currently -Agricultural/Rural and Environmental Protection (EP) Zones Proposed -Private Recreational (PR) and Environmental Protection (EP) Zones • Planning Department Comments After the last deputation for this application in September, the recommendation to deny the Official Plan Amendment was deferred by Council in order to allow for another deputation to Council from the applicants and to allow all Council members to review the background technica- studies and Township peer reviews prior to making a decision on the recommendation. A further report was presented to Council by the Chief Administrative Officer which indicated that the applicant's were amending their application to redesignate from Agricultural and Environmental Protection Two Overlay to a Site Specific Environmental Protection One which would permit the golf course and did not require a County of Simcoe Official Plan Amendment. The recommendation in that report was that the Planner prepare a further report to the Planning Advisory Committee for their reconsideration of the application. Subsequent to the adoption of that recommendation further review was completed by the Planner to determine all options which would be available other than the Environmental Protection One Exception. After further review it was determined that it would be more appropriate to consider a new designation in the Official Plan which related to major recreational uses such as golf courses and established policies to be considered if such a use is proposed. Currently in the Official Plan "Section D6 -Open Space" primarily reflects lands • in public ownership (Township, County, or Provincial) and does not establish any development policies (copy of existing section D6 attached). A new Section D6 -Recreational" is proposed that would not only recognize these public uses but would also permit other major recreational uses, such as golf courses. Anew subsection would be incorporated which would establish the criteria to be considered when such an application is received. All new uses will require an Official Plan Amendment and Zoning By-law Amendment in accordance with the proposed policies and the amendment will not be considered favorably until the policy requirements of Section D6.3 are completed to Council's satisfaction. The new proposed policy requires changes to two other sections of the Official Plan in order to be consistent with the intent of the new Section D6. First under "Section C -Land Use Concept" subsection C1.6 currently indicates lands in this designation are owned by the Township, County, or Province. The proposed wording would be replaced with the following: "C1.6 Recreational Lands designated Recreational include County of Simcoe forests, the Copeland • Forest area, Bass lake Provincial Park, all major Township of Oro-Medonte parks, and all major recreational uses." Section D3 -Rural would also have to be amended to deleted golf courses as a permitted use and to remove from Section D3.3.2 any reference to golf courses. These amendments would ensure that these uses proceed by way of an amendment to the Plan with the appropriate background studies being completed to Council's satisfaction. In accordance with the requirements of the Planning Act, this proposed new Section D6 -Recreational (attached) and the other amendments noted above would be subject to a Public Meeting prior to consideration by Council. The subject property which is currently the area proposed to be utilized for Heritage Hills golf course would be required to be designated Recreational with an Environmental Protection Two Overlay designation on the entire property to protect the features of the property, and also the Environmental Protection One designation would be utilized for the area surrounding the creek on the property. n u 2 Recommendation It is recommended that the proposed amendments to the Official Plan including the new "Section D6-Recreational" proceed to a Public Meeting in accordance with the requirements of the Planning Act and that Development Application P- 83/99 be considered favorably to proceed under the proposed policy. 3 SECTION D6 -RECREATIONAL D6.1 OBJECTIVES • To conserve and protect lands for future recreational use. • To provide for the development of recreational uses which are compatible with the rural and agricultural chazacter of the Township. • To provide a broad range of recreation and leisure opportunities for the residents of the Township. • To preserve and maintain existing natural heritage features such as valley lands, steep slopes, wooded areas and watercourses, and where feasible, utilize these areas for open space linkages. D6.2 PERMITTED USES Permitted uses on lands designated Recreational on the schedules to this Plan include passive and active recreational uses including golf courses, conservation uses, municipal utilities, forestry uses in accordance with good management practices and accessory uses. • The Township currently owns a number of parcels of land in the municipality. It is the intent of Council to retain these azeas in public ownership and to develop and manage these areas in accordance with a Parks and Recreation Master Plan. D6.3 DEVELOPMENT POLICIES D6.3.1 New Uses and Expansions to Existing Uses Given the potential impacts of new major recreation uses and accessory recreational facilities on the permanent countryside of the Township, only existing uses aze recognized by this Plan. The development of any new major recreation use shall require an Amendment to this Plan and the implementing Zoning By-law and shall be subject to Site Plan Control. Expansions to existing uses on lands that aze already within the Recreational designation shall require an amendment to the implementing Zoning By-law and shall be subject to Site Plan Control. Expansions to existing uses onto lands which aze not designated Recreational shall require both an Amendment to this Plan and the implementing Zoning By-law and shall also be subject to Site Plan Control. • • Before considering an Amendment to the Official Plan (if required) and Zoning By-law, Council shall be satisfied that: (a) the proposed use (expansion) is compatible with the rural chazacter of the area; (b) the development can be designed and sited to blend in with the rural surroundings; (c) the proposed use (expansion) is located where it would have no impact on agricultural operations on adjacent lands; (d) the proposed use can be serviced with an appropriate water supply and means of sewage disposal; (e) if an expansion is proposed, the entire use is serviced by an appropriate water supply and means of sewage disposal; (f) off-site impacts resulting from the use of fertilizers, herbicides and fungicides have been reviewed and are expected to be minimal to non- existent; (g) the proposed use is to be accessed by municipal roads that can accommodate the increased traffic generated by the proposed use; (h) the proposed use can be appropriately buffered from adjacent residential uses; and (i) an appropriate monitoring program, which serves to monitor the impact of the use on the quality and quantity of the groundwater, surface waters and • the environment in general is developed. • • SECTION D6 -OPEN SPACE • D6.1 OBJECTIVES To conserve and protect lands for future recreational use. • To provide a broad range of recreation and leisure opportunities for the residents of the Township. • To preserve and maintain existing natural heritage features such as valley lands, steep slopes, wooded azeas and watercourses, and where feasible, utilize these areas for open space linkages. D6.2 PERMITTED USES Permitted uses on lands designated Open Space on the schedules to this Plan include passive and active recreational uses, conservation uses, municipal utilities, forestry uses in accordance with good management practices and accessory uses. • The Township currently owns a number of pazcels of land in the municipality. • It is the intent of Council to retain these areas in public ownership and to develop and manage these areas in accordance with a Pazks and Recreation Master Plan. • 61 • ORO-MEDONTE OFFICIAL PLAN -FINAL Adopted by Council February 5,1997 • PLANNING ADVISORY COMMITTEE November 29, 2000 Heritage Hills Golf Course P-83/99 Part of Lot 10 and D, Concession 2 (Oro) Line 1 South Official Plan Currently -Agricultural and Environmental Protection Two Overlay Proposed -Recreational, Environmental Protection One and Environmental Protection Two Overlay Zoning By-law Currently -Agricultural/Rural and Environmental Protection (EP) Zones Proposed -Private Recreational (PR) and Environmental Protection (EP) Zones • Planning Department Comments After the last deputation for this application in September, the recommendation to deny the Official Plan Amendment was deferred by Council in order to allow for another deputation to Council from the applicants and to allow all Council members to review the background technical studies and Township peer reviews prior to making a decision on the recommendation. A further report was presented to Council by the Chief Administrative Officer which indicated that the applicant's were amending their application to redesignate from Agricultural and Environmental Protection Two Overlay to a Site Specific Environmental Protection One which would permit the golf course and did not require a County of Simcoe Official Plan Amendment. The recommendation in that report was that the Planner prepare a further report to the Planning Advisory Committee for their reconsideration of the application. Subsequent to the adoption of that recommendation further review was completed by the Planner to determine all options which would be available other than the Environmental Protection One Exception. After further review it was determined that it would be more appropriate to consider a new designation in the Official Plan which related to major recreational uses such as golf courses and established policies to be considered if such a use is proposed. Currently in the Official Plan "Section D6 -Open Space" primarily reflects lands . in public ownership (Township, County, or Provincial) and does not establish any development policies (copy of existing section D6 attached). A new Section D6 -Recreational" is proposed that would not only recognize these public uses but would also permit other major recreational uses, such as golf courses. Anew subsection would be incorporated which would establish the criteria to be considered when such an application is received. All new uses will require an Official Plan Amendment and Zoning By-law Amendment in accordance with the proposed policies and the amendment will not be considered favorably until the policy requirements of Section D6.3 are completed to Council's satisfaction. The new proposed policy requires changes to two other sections of the Official Plan in order to be consistent with the intent of the new Section D6. First under "Section C -Land Use Concept" subsection C1.6 currently indicates lands in this designation are owned by the Township, County, or Province. The proposed wording would be replaced with the following: "C1.6 Recreational Lands designated Recreational include County of Simcoe forests, the Copeland • Forest area, Bass lake Provincial Park, all major Township of Oro-Medonte parks, and all major recreational uses." Section D3 -Rural would also have to be amended to deleted golf courses as a permitted use and to remove from Section D3.3.2 any reference to golf courses. These amendments would ensure that these uses proceed by way of an amendment to the Plan with the appropriate background studies being completed to Council's satisfaction. In accordance with the requirements of the Planning Act, this proposed new Section D6 -Recreational (attached) and the other amendments noted above would be subject to a Public Meeting prior to consideration by Council. The subject property which is currently the area proposed to be utilized for Heritage Hills golf course would be required to be designated Recreational with an Environmental Protection Two Overlay designation on the entire property to protect the features of the property, and also the Environmental Protection One designation would be utilized for the area surrounding the creek on the property. 2 Recommendation It is recommended that the proposed amendments to the Official Plan including the new "Section D6-Recreational" proceed to a Public Meeting in accordance with the requirements of the Planning Act and that Development Application P- 83/99 be considered favorably to proceed under the proposed policy. SECTION D6 -RECREATIONAL D6.1 OBJECTIVES • To conserve and protect lands for future recreational use • To provide for the development of recreational uses which aze compatible with the rural and agricultural character of the Township. • To provide a broad range of recreation and leisure opportunities for the residents of the Township. • To preserve and maintain existing natural heritage features such as valley lands, steep slopes, wooded azeas and watercourses, and where feasible, utilize these areas for open space linkages. D6.2 PERMITTED USES Permitted uses on lands designated Recreational on the schedules to this Plan include passive and active recreational uses including golf courses, conservation uses, municipal utilities, forestry uses in accordance with good management practices and accessory uses. . The Township currently owns a number of parcels of land in the municipality. It is the intent of Council to retain these azeas in public ownership and to develop and manage these azeas in accordance with a Pazks and Recreation Master Plan. D6.3 DEVELOPMENT POLICIES D6.3.1 New Uses and Expansions to Existing Uses Given the potential impacts of new major recreation uses and accessory recreational facilities on the permanent countryside of the Township, only existing uses aze recognized by this Plan. The development of any new major recreation use shall require an Amendment to this Plan and the implementing Zoning By-law and shall be subject to Site Plan Control. Expansions to existing uses on lands that are already within the Recreational designation shall require an amendment to the implementing Zoning By-law and shall be subject to Site Plan Control. Expansions to existing uses onto lands which are not designated Recreational shall require both an Amendment to this Plan and the implementing Zoning By-law and shall also be subject to Site Plan Control. • • Before considering an Amendment to the Official Plan (if required) and Zoning By-law, Council shall be satisfied that: (a) the proposed use (expansion) is compatible with the rural chazacter of the azea; (b) the development can be designed and sited to blend in with the rural surroundings; (c) the proposed use (expansion) is located where it would have no impact on agricultural operations on adjacent lands; (d) the proposed use can be serviced with an appropriate water supply and means of sewage disposal; (e) if an expansion is proposed, the entire use is serviced by an appropriate water supply and means of sewage disposal; (f) off-site impacts resulting from the use of fertilizers, herbicides and fungicides have been reviewed and are expected to be minimal to non- existent; (g) the proposed use is to be accessed by municipal roads that can accommodate the increased traffic generated by the proposed use; (h) the proposed use can be appropriately buffered from adjacent residential uses; and (i) an appropriate monitoring program, which serves to monitor the impact of the use on the quality and quantity of the groundwater, surface waters and the environment in general is developed. SECTION D6 -OPEN SPACE • D6.1 OBJECTIVES • To conserve and protect lands for future recreational use. • To provide a broad range of recreation and leisure opportunities for the residents of the Township. • To preserve and maintain existing natural heritage features such as valley lands, steep slopes, wooded areas and watercourses, and where feasible, utilize these areas for open space linkages. D6.2 PERMITTED USES Permitted uses on lands designated Open Space on the schedules to this Plan include passive and active recreational uses, conservation uses, municipal utilities, forestry uses in accordance with good management practices and accessory uses. • The Township currently owns a number of parcels of land in the municipality. • It is the intent of Council to retain these areas in public ownership and to develop and manage these azeas in accordance with a Pazks and Recreation Master Plan. • 61 ORO-MEDONTE OFFICIAL PLAN -FINAL Adopted by Council February 5,1997 PLANNING ADVISORY COMMITTEE • November 29, 2000 Heritage Hills Golf Course P-83/99 Part of Lot 10 and D, Concession 2 (Oro) Line 1 South Official Plan Currently -Agricultural and Environmental Protection Two Overlay Proposed -Recreational, Environmental Protection One and Environmental Protection Two Overlay Zoning By-law Currently-Agricultural/Rural and Environmental Protection (EP) Zones Proposed -Private Recreational (PR) and Environmental Protection (EP) Zones Planning Department Comments • After the last deputation for this application in September, the recommendation to deny the Official Plan Amendment was deferred by Council in order to allow for another deputation to Council from the applicants and to allow all Council members to review the background technical studies and Township peer reviews prior to making a decision on the recommendation. A further report was presented to Council by the Chief Administrative Officer which indicated that the applicant's were amending their application to redesignate from Agricultural and Environmental Protection Two Overlay to a Site Specific Environmental Protection One which would permit the golf course and did not require a County of Simcoe Official Plan Amendment. The recommendation in that report was that the Planner prepare a further report to the Planning Advisory Committee for their reconsideration of the application. Subsequent to the adoption of that recommendation further review was completed by the Planner to determine all options which would be available other than the Environmental Protection One Exception. After further review it was determined that it would be more appropriate to consider a new designation in the Official Plan which related to major recreational uses such as golf courses and established policies to be considered if such a use is proposed. Currently in the Official Plan "Section D6 -Open Space" primarily reflects lands in public ownership (Township, County, or Provincial) and does not establish any development policies (copy of existing section D6 attached). A new Section D6 -Recreational" is proposed that would not only recognize these public uses but would also permit other major recreational uses, such as golf courses. Anew subsection would be incorporated which would establish the criteria to be considered when such an application is received. All new uses will require an Official Plan Amendment and Zoning By-law Amendment in accordance with the proposed policies and the amendment will not be considered favorably until the policy requirements of Section D6.3 are completed to Council's satisfaction. The new proposed policy requires changes to two other sections of the Official Plan in order to be consistent with the intent of the new Section D6. First under "Section C -Land Use Concept" subsection C1.6 currently indicates lands in this designation are owned by the Township, County, or Province. The proposed wording would be replaced with the following: "C1.6 Recreational • Lands designated Recreational include County of Simcoe forests, the Copeland Forest area, Bass lake Provincial Park, all major Township of Oro-Medonte parks, and all major recreational uses." Section D3 -Rural would also have to be amended to deleted golf courses as a permitted use and to remove from Section D3.3.2 any reference to golf courses. These amendments would ensure that these uses proceed by way of an amendment to the Plan with the appropriate background studies being completed to Council's satisfaction. In accordance with the requirements of the Planning Act, this proposed new Section D6 -Recreational (attached) and the other amendments noted above would be subject to a Public Meeting prior to consideration by Council. The subject property which is currently the area proposed to be utilized for Heritage Hills golf course would be required to be designated Recreational with an Environmental Protection Two Overlay designation on the entire property to protect the features of the property, and also the Environmental Protection One designation would be utilized for the area surrounding the creek on the property. 2 Recommendation j„~p, _ ~r~ ~~~- ~"~ It is recommended that the proposed amendments to the Official Plan including the new "Section D6-Recreational" proceed to a Public Meeting in accordance with the requirements of the Planning Act and that Development Application P- 83/99 be considered favorably to proceed under the proposed policy. LRR~-~ rr., 3 SECTION D6 -RECREATIONAL D6.1 OBJECTIVES • To conserve and protect lands for future recreational use. • To provide for the development of recreational uses which are compatible with the rural and agricultural character of the Township. • To provide a broad range of recreation and leisure opportunities for the residents of the Township. • To preserve and maintain existing natural heritage features such as valley lands, steep slopes, wooded areas and watercourses, and where feasible, utilize these areas for open space linkages. D6.2 PERMITTED USES Permitted uses on lands designated Recreational on the schedules to this Plan include passive and active recreational uses including golf courses, conservation uses, municipal utilities, forestry uses in accordance with good management practices and accessory uses. The Township currently owns a number of parcels of land in the municipality. It is the intent of Council to retain these areas in public ownership and to develop and manage these areas in accordance with a Parks and Recreation Master Plan. D6.3 DEVELOPMENT POLICIES D6.3.1 New Uses and Expansions to Existing Uses Given the potential impacts of new major recreation uses and accessory recreational facilities on the permanent countryside of the Township, only existing uses aze recognized by this Plan. The development of any new major recreation use shall require an Amendment to this Plan and the implementing Zoning By-law and shall be subject to Site Plan Control. Expansions to existing uses on lands that are already within the Recreational designation shall require an amendment to the implementing Zoning By-law and shall be subject to Site Plan Control. Expansions to existing uses onto lands which are not designated Recreational shall require both an Amendment to this Plan and the implementing Zoning • By-law and shall also be subject to Site Plan Control. . Before considering an Amendment to the Official Plan (if required) and Zoning By-law, Council shall be satisfied that: al` (a) the proposed use (expansion) is compatible with the rural character of the area; (b) the development can be designed and sited to blend in with the rural 1 surroundings; "~,^*"'°-~ `"° ~~`')'~ :~' (c) the proposed use (expansion) is located where it would have i~ impact on agricultural operations on adjacent lands; (d) The proposed use can be serviced with an appropriate water supply and means of sewage disposal; (e) if an expansion is proposed, the entire use is serviced by an appropriate water supply and means of sewage disposal; (f) off-site impacts resulTing from the use of fertilizers, herbicides and fungicides have been reviewed and are expected to be minimal to non- existent; (g) the proposed use is to be accessed by municipal roads that can accommodate the increased traffic generated by the proposed use; ~ ~, y,,( ,,, >g5 (h) the proposed use can be appropriately buffered from adjacenta€~ uses; and (i) an appropriate monitoring program, which serves to monitor the impact of the use on the quality and quantity of the groundwater, surface waters and • the environment in general is developed. U 0 SECTION D6 -OPEN SPACE D6.1 OBJECTIVES • To conserve and protect lands for future recreational use. • To provide a broad range of recreation and leisure opportunities for the residents of the Township. • To preserve and maintain existing natural heritage features such as valley lands, steep slopes, wooded azeas and watercourses, and where feasible, utilize these areas for open space linkages. D6.2 PERMITTED USES Permitted uses on lands designated Open Space on the schedules to this Plan include passive and active recreational uses, conservation uses, municipal utilities, forestry uses in accordance with good management practices and accessory uses. The Township currently owns a number of parcels of land in the municipality. It is the intent of Council to retain these areas in public ownership and to develop and manage these areas in accordance with a Pazks and Recreation Master Plan. 61 ORO-MEDONTE OFFICIAL PLAN -FINAL Adopted by Council February 5,1997 SECTION D7 -INDUSTRIAL D'7.1 OBJECTIVES • To provide lands for the creation of industrial employment opportunities at locations that maximize the use of existing infrastructure. • To ensure that the design of new industrial development is sensitive to the rural character of the Township and contributes to the improvement of the appearance of the Highway 11 Corridor. D7.2 PERMITTED USES Permitted uses on lands designated Industrial on the schedules to this Plan include manufacturing, assembly, processing, fabrication, storage andJor wazehousing uses and research establishments, wholesaling establishments, portable asphalt plants and similar uses. Accessory retail uses are also permitted, provided they occupy only a limited amount of the gross floor area of the industrial use. Pazking lots for commuters or for a commercial use at another location may also be permitted. D'7.3 SERVICING Permitted uses in the Industrial designation shall generally be serviced by private water and sewage systems. As a result, new uses in this designation shall be restricted to uses that use water only for the personal needs of the employees. D7.4 FORM OF DEVELOPMENT It is intended that development within the Industrial designation will occur by way of Plan of Subdivision/Condominium to ensure that servicing and access for a whole pazcel can be dealt with before development occurs. Lands that are the subject of an application for Plan of Subdivision/Condomimum maybe placed in a Holding Zone in the implementing Zoning By-law with the Holding Provision being lifted once a satisfactory Subdivision Agreement has been registered against the lands. New lots for industrial use can be created by consent or by other means in a Registered Plan of SubdivisionlCondominium that existed on the date this Plan was adopted by Council if issues relating to servicing and access have 62 ORO-MEDONTE OFFICIAL PLAN -FINAL Adopted by Council February 5,1997