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2002-139 To adopt Official Plan Amendment No. 15 to the Township of Oro-Medonte Official Plan II Jir I I I I , ty t \ j THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE BY-LAW NO. 2002-139 BEING A BY-LAW TO ADOPT OFFICIAL PLAN AMENDMENT NO. 15 TO THE TOWNSHIP OF ORO-MEDONTE OFFICIAL PLAN The Council of the Corporation of the Township of Oro-Medonte, in accordance with the provision of the Planning Act, hereby enacts as follows: 1. The attached explanatory text which constitutes Amendment No. 15 to the Official Plan of the Township of Oro-Medonte, is hereby adopted. 2. The Planner is hereby authorized and directed to make application to the County of Simcoe for approval of Amendment No. 15 to the Official Plan of the Township of Oro-Medonte. 3. This By-law shan come into force and take effect on the day of the final passing thereof with the approval of the County of Simcoe. BY-LAW READ A FIRST AND SECOND TIME, THIS18 DAY OF DECEMBER, 2002. BY-LAW READ A THIRD TIME AND FINALLY PASSED THIS 18th DECEMBER, 2002. DAY OF THE CORPORATION OF THE TOWNSHIP OF ORO- MEDONTE ~~ Mayor - J. Neil Craig ,t+.{~J Clerk - Marilyn Pennycook '} ill, , , " t,.. '-If ! \ e I I I I I I_ I I I I I I .- I I I ORO CENTRE SECONDARY PLAN OFFICIAL PLAN AMENDMENT NO.iS TOWNSHIP OF ORO-MEDONTE Prepared by Meridian Planning Consultants December, 2002 File #1476 \ f \ , },f, , . 1 TABLE OF CONTENTS e CONSTITUTIONAL STATEMENT PART I - THE INTRODUCTION I I I I '. I I I I I I .. I I I 1 2 1.0 BACKGROUND 2.0 BASIS FOR THIS SECONDARY PLAN 3.0 OPPORTUNITIES AND CONSTRAINTS 4.0 LAND USE CONCEPT 2 2 4 11 PART II - THE AMENDMENT 13 E4 ORO CENTRE SECONDARY PLAN 13 E4.1 GENERAL E4.1.1 Location E4.1.2 Purpose E4.1.3 Goals 13 13 13 14 E4.2 DEVELOPMENT PLAN E4.2.1 Policies that apply to aU designations E4.2.2 Oro Centre Commercial designation E4.2.3 Oro Centre Officellndustrial designation E4.2.4 Oro Centre Limited Service Industrial E4.2.5 Highway 11 Special Policy Area E4.2.6 Environmental Protection One Designation E4.2.7 Agricultural Designation E4.2.8 Commercial Designation 15 15 15 17 18 18 19 19 19 E4.3 SEWER AND WATER SERVICES 19 E4.4 THE TRANSPORTATION NETWORK 22 E4.5 STORMWATER MANAGEMENT 23 E4.6 IMPLEMENTATION E4.6.1 General E4.6.2 Requirements for Development Applications E4.6.3 Zoning By-law E4.6.4 Site Plan Control E4.6.5 Subdivision Control E4.6.6 Development Agreements 23 23 24 25 26 26 26 E4.7 INTERPRETATION E4.7.1 General 27 27 t/f. < )..,,<, E4.7.2 Existing Land Uses 28 29 PART \\\ - THE APPENO\CES ~ ~. , , , , I , I. I , I \ \ 'I e I I I. I I I I I I I · I I I '" \ , ' CONSTITUTIONAL STATEMENT Part I: The Introduction, provides general information regarding the Oro Centre Planning District and statements that provide the basis for the Official Plan Amendment. Part I: The Introduction does not constitute an operative part of Amendment No. 15 to the Official Plan. Part II: The Amendment, provides the details of the Official Plan Amendment. Part II: The Amendment,. including Schedule A constitutes the Secondary Plan for the Oro Centre Planning District and is the operative part of Amendment No. 15 to the Official Plan. Part III: The Appendices, provide more specific information regarding the Amendment and the details of the planning and design of the Study Area. Part III: The Appendices do not constitute an operative part of Amendment No. 15 to the Official Plan. Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 1 \ , , e i I I I I I I I I I I I I I I e e ... , 1.' , PART I: THE INTRODUCTION (this is. not an operative part of Official Plan Amendment No. 15) 1.0 BACKGROUND The Oro Centre Study Area has a total area of 111 hectares (275 acres). It is centred on the intersection of Highway 11 and the 7th Line. The Study Area is divided into 34 landholdings. It is currently the site of a number of commercial, residential and institutional uses. These uses are generally located on small lots located on and directly accessed by Highway 11. The Oro-Medonte municipal office is also located in this area. The Lake Simcoe Regional Airport is located directly to the north of the Study Area. Lands to the east of the Study Area, on the north side of Highway 11 , are the site of a campground. Lands to the east and on the south side of Highway 11 are the site of the Burls Creek Family Event Park, where a number of recreational and entertainment events take place. Lands to the south and west of the Study Area are used for agricultural purposes. 2.0 BASIS FOR THIS SECONDARY PLAN The Oro-Medonte Official Plan has recognized Oro Centre as an important location for a variety of employment generating land uses. Policies related to economic development and, more specifically, Oro Centre, are contained within the Official Plan and provide the basis for this Secondary Plan. Economic Development to be Encouraged - It was decided by Council as part of the Official Plan Review process that economic development should be encouraged in the municipality. Below is the component of the Official Plan vision that deals with this objective: 'The vast majority of the Township's residents work and shop in neighbouring Barrie and Orillia. Many jobs and dollars leave the community. Additional economic development in the Township will be encouraged by the Official Plan to reduce these outflows, provided there are no negative impacts on the natural environment, natural resources or rural character of the community or on the quality of life now enjoyed by the Township's residents. A decreased reliance on neighbouring centres to provide employment and shopping opportunities will help foster a sense of community in the Township. Additional economic activity will be encouraged by designating lands in the vicinity of the Lake Simcoe Regional Airport for industrial and commercial purposes and by permitting home occupations and home industries in the rural area." Official Plan Amendment No. 15 Township ofOro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 2 e I f I I I I . I I I I I I .e I I I , , 4/, . ' On the basis of the above vIsion, the following economic development goals are contained within the Official Plan: · Development resulting in an increase in economic activity in the Township shall be encouraged, provided such development does not have a negative impact on the natural environment, natural resources and rural character of the community. The role of the Lake Simcoe Regional Airport in the regional economy is to be strengthened wherever possible to stimulate local economic activity. The concentration of economic activity along Highway 11 will be encouraged and one new area for commercial and industrial development and new forms of retailing activity will be located at or near the intersection of the 7th Line and Highway 11 to take advantage of the location of the airport. Lands Designated Oro Centre Industrial/Commercial - In order to implement the above economic development goals, it was decided to designate one central area in the municipality for employment uses. On the basis of a review of potential locations along Highway 11, it was decided that the most appropriate location for such an employment area would be in Oro Centre since it is: located adjacent to the Lake Simcoe Regional Airport, which has the potential to attract commercial and industrial uses to the area; centrally located between the City's of Barrie and Grillia and as a result, has the potential of attracting uses that serve both of those markets; and, located at an interchange with Highway 11. As a result, the Study Area was designated Oro Centre Industrial/Commercial in the new Official Plan. Permitted Uses - Permitted uses in the Oro Centre Industrial/Commercial designation include: manufacturing, assembly, processing and fabrication uses; warehousing uses; research establishments; business offices and accessory retail uses; restaurants; retail stores; personal service shops; Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 3 e l I I I. I I I I I I ,. I I I . . financial service establishments; fruit and vegetable markets; motels; hotels; conference centres; institutional uses such as municipal offices, places of worship and schools; recreational establishments; bus terminals and bus transfer stations; animal hospitals; and, medical clinics. Requirement for a Secondary Plan - Section 013.3 of the Official Plan requires that an Official Plan Amendment, in the form of a detailed Secondary Plan, be prepared before the development of any permitted use, or an expansion to an existing use, occurs in the Oro Centre Industrial/Commercial designation. The following matters are to be dealt with by the Secondary Plan: the form of servicing; the financial implications of both constructing and operating the servicing systems; the form of access to all lands in the Secondary Plan area; the compatibility of proposed uses with adjacent land uses outside of this area; the relationship of parking, loading and outdoor display areas in relation to Highway 11; the mix, location and density of proposed land uses; the phasing of development; the impacts of development on the Highway 11/7th Line and Highway 11/8th Line interchanges; the impacts of development on the natural heritage system; and, the impacts of development on the sub-watershed in the area. 3.0 OPPORTUNITIES AND CONSTRAINTS Council authorized the preparation of a Secondary Plan for the Oro Centre area in February 1998. In addition to The Planning Partnership (now Meridian Planning Consultants), a number of consultants were retained to provide advice on various aspects of the Secondary Plan, as follows: TCI Convergence was retained to provide the Township with some ideas on potential uses; Gartner Lee was retained to provide advice on environmental issues; McCormick Rankin was retained to provide advice on transportation issues; and, Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 4 e 1 I I I. I I I I I I ,. I I I . ' , , C.C. Tatham & Associates was retained to provide advice on servicing and stormwater management issues. Potential Uses - TCI Convergence Limited was retained to identify the types of uses most likely to be attracted to Oro Centre in the future. In order to reach their conclusions, a number of regional stakeholders were interviewed and other communities with airports were canvassed to determine what opportunities existed in similar locations. On the basis of their findings, below are the uses that are most likely to be attracted to the area. Avjation-related businesses - At the present time, the airport is underutilized. However, with aggressive promoting and planning, many similar airports have attracted a number of aviation-related uses such as flying schools and clubs, engine repair depots, cargo depots and relatedoffice/industrial development. It is felt that such uses could be attracted to the airport itself or to lands in the vicinity of the airport in Oro Centre. Auto-related industry - With the development of the Honda plant in Alliston, Simcoe County is increasingly becoming a destination for auto-related industry. Given the location of the airport and the highway and the 'just-in-time' philosophy many auto-makers and suppliers now adopt, opportunities exist to site such uses in Oro Centre. Trucking centres - Given the location of the airport and Highway 11, an opportunity exists to attract trans-shipment facilities to the area. These facilities would warehouse goods required by Simcoe County businesses until they were needed for production. The Mount Hope airport area near Hamilton has attracted similar businesses as a result of the congestion and high cost of using Pearson Airport. Lifestyle businesses - There has been a growing trend to site 'information technology' businesses in environments such as Oro-Medonte where the quality of life is high and the character of the area is decidedly rural in nature. Recreation Centre - Given the location of Oro Centre and the growing popularity of recreational sports such as baseball and soccer, an opportunity exists to site a baseball/soccer complex in Oro Centre. Such a facility could be associated with the Burls Creek Family Event Park. At the present time, there are about 12,000 adult recreational teams playing softball in Ontario. Many of these teams participate in tournaments across Ontario, and generate a number of economic spin-offs as a result. Retail uses - At the present time, almost all Oro-Medonte residents travel to Barrie or Orillia for most food and household items. There may be an opportunity to site local convenience uses in Oro Centre to attract both Township residents Official Plan Amendment No. 1 S Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 5 \ , e l I I I I- I I I I I .- I I I .' and travelers. In addition, opportunities exist to site a discount mall or potentially larger facilities in the area to attract people from the wider region to Oro Centre. It is the Township's opinion that Oro Centre should be the preferred site of a number of higher order uses, such as hotels/motels, prestige office, commercial and institutional uses and the other uses identified by TCI Convergence. These are the types of uses that could, if properly planned and serviced, transform the Oro Centre area into a major employment area. Such an employment area would have the effect of reducing the .flow of jobs and capital out of the municipality to the Cities of Barrie and o rillia , which is the intent of the Official Plan. In order to attract the above mentioned higher order uses, the area should be comprehensively planned on the basis that communal services will be available to service at least a portion of the area. Full servicing is the key to attracting the types of uses that are considered desirable for Oro Centre. The types of uses not considered desirable for Oro Centre include gas stations, drive through restaurants and donut shops, unless they were perhaps accessory to a larger principal use. On the basis of a review of the Highway 11 corridor, there are already a number of other properties in more suitable locations for these types of uses. In order to attract these higher order uses, a comprehensive marketing plan for the airport and area should be prepared. The key to this area's development is the airport and its location between the Cities of Barrie and Orillia. In order for development to occur, there is a need for a catalyst - a use that will make it attractive for other users to develop. It would be the objective of the marketing plan to attract the catalyst. Partnerships between the Township, the Airport Commission and the County of Simcoe and other municipalities will be required to aggressively promote the airport and Oro Centre. Environmental Issues - In order to ensure that new development is located where it will have little or no impact on the environment, Gartner Lee Limited was retained. Their role was to assess the significance of the area's natural features. The result of this assessment was recommendations on where development which will not adversely impact on the significant natural features of the area can occur. Their main findings are below: There are two small creek systems in the study area. All flow to the south towards lake Simcoe. Shelswell Creek drains the majority of the Study Area. All of the creeks, with the exception of Hawkestone Creek, are considered to be warmwater streams. The watercourses in the area are recognized in the Official Plan as important aquatic habitat. As a result, all development is required to be set back a minimum of 30 metres (100 feet) from these watercourses. Efforts should also be made to rehabilitate and restore areas immediately adjacent to watercourses that have been disturbed by agricultural uses. This can occur on a site-specific basis as a condition of development approval. Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 6 I I I I I I I. I I I I I I .. I I I 41 J' , .' , There are two distinct wetland areas within or adjacent to the Study Area. Some of the wetland areas have recently been classified by the Ministry of Natural Resources and do not appear on the Official Plan schedules. The largest wetland in the area is the Class 5 Shelswell Creek wetland which occupies a portion of the airport lands and borders on the west end of the Study Area. A wetland is also located between the Study Area and the airport. It is recommended that development not be permitted within these wetland areas and that all development within 120 metres of any wetland be supported by an Environmental Impact Study. Transportation Issues - In order to ensure that new development can be appropriately accessed by an efficient road system, McCormick Rankin was retained. Their role was to assess existing traffic conditions and to identify constraints and opportunities. Below are their main findings: An average of almost 32,000 vehicles travel along Highway 11 every day in the study area. It is expected that this number will increase to approximately 47,000 vehicles per day by the year 2013. Both Highway 11 and the 7th line are currently operating at acceptable levels of service and can accommodate additional traffic without the need for major improvements. Major improvements to Highway 11 may be required after 2013 as a result of the projected increase in traffic. The major constraint to new development in Oro Centre is the absence of service roads. New. direct entrances from Highway 11 will not be permitted. Service roads will therefore be required in each quadrant. Following the initiation of the Secondary Plan process, the Ministry of Transportation (MTO) indicated that they were in process of carrying out an assessment of all of the Provincial Highways within the County of Simcoe. The MTO is of the opinion that the study will recommend that Highway 11 be widened and that the interchanges that currently exist on the Highway be replaced. In the long term, the Ministry of Transportation has envisioned that Highway 11 through the Township of Oro-Medonte be widened from four lanes to possible six or eight lanes. New interchanges will also be established at key locations with the widening and the highway would be brought up to a full freeway with the elimination of existing direct commercial and residential access points. As well, the Ministry of Transportation anticipates that property would be required. With respect to the Highway 11/th Line interchange, the Ministry of Transportation plans to widen the highway in this location from four lanes to possibly six or eight lanes, include a new Pardo A-4 interchange, The th Line interchange ramps may require widening from two lanes to four lanes to accommodated the additional traffic growth within the study. Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 7 . , l Ie I I I I I I. I I I I I I .. I I I . .' . area. The ultimate right of way width for Highway 11 will be determined by the Ministry of Transportation while the Concession 7 right-of-way will be approximately 26 metres. The Ministry of Transportation has requested that the lands that will be the site of the interchange be identified in the Secondary Plan as an area where new development will not be permitted. This will allow an interchange at this location to remain viable. The proposed location of the on/off ramps has an impact on the amount and location of the lands that could be designated for development within the Secondary Plan study area. Specifically, development in the north-east quadrant of the study area is no longer possible, since none of the ramps will be located in this area. With respect to the north-west corner, access to this quadrant will be problematic since it will be difficult to site a service road in this quadrant. The northern part of the south-west quadrant is also affected primarily by the required road widening and the proposed location of the clover leaf. The only areas that remain highly suited for development in this regard are located in the southern half of the south-west quadrant and within the south-east quadrant. Given that the timing of the improvements to Highway 11 are unknown, McCormick Rankin was requested to determine how much development could occur in the area in advance of the proposed highway improvements. Some of the main conclusions are below: 1 . Background traffic on the th Line and the flyover is expected to grow by only 1 % per year. 2. It is anticipated, for the purposes of this report, that full build-out in Oro Centre will occur in about ten years. 3. If no development was to occur in Oro Centre, increases in background traffic on Highway 11 alone would necessitate additional capacity on the highway by the year 2013. 4 The development of Oro Centre could accelerate the need for additional capacity on Highway 11 by four to five years assuming that 75% of Oro Centre was built out at that time. 5. The existing road network in Oro Centre is forecast to experience poor levels of service at build out. 6. On the basis of a sensitivity analysis, 75% of the total developable area could be developed in Oro Centre without the need' for any local road network improvements. 7. If more than 75% of the total developable area in Oro Centre was developed, traffic lights would be required at the two flyover intersections. Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 8 " e I 1 I I I. I I I I I I .. I I I h .' 8. The installation of traffic. signals at the flyover intersections would not impact 0 n the function of Highway 11. On the basis of the above, the Secondary Plan contains provisions that will require each developer to submit traffic impact studies to the Ministry of Transportation prior to development occurring. Once proposed development triggers the need for improvements, those improvements would need to be carried out before additional development occurs. It is anticipated that no more than 50 to 75% of the development anticipated within the Secondary Plan Area can proceed without triggering the need for improvements. Servicing Issues - C.C. Tatham & Associates were retained to review servicing options for development in the area. Given that the key constraint to development in Oro Centre at the present time is the lack of servicing, the development of a servicing strategy to attract new development to the area is essential. Their role was to assess each of the water supply and sewage treatment options that. are currently available in the study area, given environmental, spatial and financial constraints. Below is a summary of their findings: On the basis of available background information on water supply in the area, there is little potential to develop a large scale municipal water system in Oro Centre, since a significant source of groundwater has not been identified. As a result, it is recommended that a series of small communal systems be developed instead. Some of the existing wells in the study area may be incorporated into a new. communal system. On the basis of the servicing constraints in the area and the desire to attract higher order uses, C.C. Tatham & Associates recommends that uses within Oro Centre could generate a maximum of about 380 m3 of sewage per day. This amount of sewage could be dealt with by one central wastewater treatment system. The preferred system would be a lagoon/spray irrigation system, however, other types of systems may also be feasible. Given the land area required for such a system (26 hectares or 64 acres), the best location for the system would be at the south end of Lot 21 in Concession 8. It should be noted that the system could be easily phased in as development occurs. However, the development of one central wastewater treatment system to service Oro Centre may not be practical, because of the cost involved in developing the system. In addition, given that the system is to be located on one property, no other properties in Oro Centre can be developed until the one property owner indicates an interest in developing his lands. Official Plan Amendment No. 15 Township ofOro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 9 , ",' o!'" I I. I I I I I I. I I I I I I .. I I I ,. " On the basis of the above, it was suggested that the sewage generated by the proposed uses in Ora Centre could also be dealt with by a number of smaller stand-alone systems. These smaller systems can be planned to ultimately service only a quadrant, or planned to be eventually connected to a larger central system that services the entire area. The consideration of such a servicing scheme in a smaller area would ensure that as many options as possible are open for potential developers in the Oro Centre area. Flexibility is the key to attracting the required catalyst to the area. On this basis, applications to develop lands in Oro Centre, in the absence of there being .a central wastewater treatment system in place, could be considered, provided the: use was considered appropriate; use conformed with the Oro Centre vision; and, servicing system will either be abandoned or form part of a larger communal system servicing in Oro Centre as development occurs. The MaE, in a letter dated August 10, 2001 supported this concept. The policies dealing with servicing are found in Section E4.3 of the Secondary Plan. Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 10 " . e I I I I I I _ I I I I I I ,- I I I t. . .' . " 4.0 LAND USE CONCEPT On the basis of the above supporting information, below are the main elements of the land use plan: Given that the Study Area is focused on an interchange, it is the intent of the Secondary Plan to direct the 'high profile' uses to the lands in the vicinity of the interchange. These 'high profile' uses include hotels, motels, convention centres, office uses and retail stores. These lands are expected to be serviced with communal water and sewer services and are designated either 'Commercial' or 'Office/Industrial'. Approximately 4.1 hectares (10.3 acres) is proposed to be designated 'Commercial' and 35 hectares (87.6 acres) are proposed to be designated 'Officellndustrial'. The remainder of the lands available/suitable for development in the Study Area will be set aside for industrial uses which use little or no water and generate minimal amounts of effluent. These lands will be designated 'limited Service Industrial'. The development of buildings and structures in this designation will be discouraged. Examples of industrial uses in this area would be outdoor storage uses, trucking terminals and other similar uses. Examples of open space uses include baseball and soccer fields. It is not expected that these lands would be serviced by communal water or sewer services. The lands that are to be the site of the Highway 111ih Line interchange have been set aside and placed in a special designation in the Secondary Plan. Over time, it is anticipated that existing uses within this designation will disappear. However, until such time as the Ministry of Transportation requires/acquires the affected properties, existing uses will be permitted to continue to exist. The total amount of land within the special policy area is 28.8 hectares (71.2 acres). Of the remaining lands, 3.5 hectares (8.8 acres) is proposed to be designated Agricultural to recognize their limited developability. An additional 1.1 hectares (2.8 acres) on the west side of Shelswell Creek is proposed to be designated Commercial, to recognize two existing commercial uses. Lastly. about 4.9 hectares (12.2 acres) is proposed to be placed in the Environmental Protection designation. Offidal Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 11 I .' I I. I I I I I I. I I I I I I I. I I I " On the basis of the above, the land use distribution is as follows: Oro Centre Commercial Oro Centre Officellndustrial Oro Centre Limited Service Industrial Environmental Protection Highway 11 Special Policy Area Commercial Agricultural TOTAL Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 4.1 ha (10.3 acres); 35.0 ha (87.6 acres); 34.2 ha (84.7 acres); 4.9 ha (12.2 acres); 28.8 ha (71.2 acres); 1.1 ha (2.8 acres); 3.5 ha (8.8 acres); 111.0 ha (275 acres) 12 .' e e . . 41 ... AMENDMENT NO. 15 TO THE OFFICIAL PLAN FOR THE TOWNSHIP OF ORO-MEDONTE The attached explanatory text constituting Amendment No. 15 to the Official Plan for the Township of Oro-Medonte was prepared and adopted by the Council of the Township of Oro-Medonte by By-law No. 2002-139 in accordance with the provisions of Sections 17, 21 and 22 of the Planning Act R.S.O. 1990, c.P. 13 on the 18th day of December 2002. 41 I I I I I I. I I I I I I .- I I I '. . . PART II: THE AMENDMENT (This is the operative part of Official Plan Amendment No. 15) ITEM 1: Section 013 of the Oro-Medonte Official Plan is deleted and Section 014 of the Oro- Medonte Official Plan is re-numbered as Section 013. ITEM 2: All references of the Oro-Centre Industrial Commercial designation on the schedules to this Plan are deleted ITEM 3: Section C 1.13 is deleted and SectionC 1.14 is re-numbered as Section C 1.13. ITEM 4: A new Section, Section E4 - Oro Centre Secondary Plan is added to the Oro-Medonte Official Plan, as set out below: E4 ORO CENTRE SECONDARY PLAN E4.1 GENERAL E4.1.1 Location The boundaries of the Oro Centre Secondary Plan Area are outlined on Schedule 'A'. E4.1.2 Purpose The purpose of this Plan is to establish a detailed development concept for infrastructure and land use in the Oro Centre Secondary Plan Area. More specifically, it is the intent of this Plan to: a) Establish the most appropriate mix of land uses that recognizes this unique location in the Township. b) Ensure that adequate and economical transportation networks are possible, and that the transportation network is adequately supported by the proposed development pattern. c) Ensure that adequate and economical service infrastructure networks are possible to serve the anticipated development and that they can be phased in a way that is affordable. d) Ensure that appropriate Secondary Plan policies (including phasing policies) are in place to clearly and effectively guide the future development within the Secondary Plan Area. Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 13 41 Ie I I I I I .: I I I I I I: I I I. E4.1.3 Goals land Use a) To facilitate the development and redevelopment of Oro Centre in a comprehensive and progressive manner. b) To promote the evolution and growth of Oro Centre as a focal point of employment generating development and redevelopment according to the policies of the Oro-Medonte Official Plan. c) To ensure that the land uses developed within Oro Centre will complement and contribute to the vitality of the entire Township. Urban Design a) To encourage interesting and innovative urban design and built form, wherever feasible and appropriate. b) To ensure that neighbouring developments are physically compatible and respect existing conditions. c) To establish and confirm the details of new development and redevelopment through the preparation of implementing plans of subdivision or condominium, zoning by-laws, site plans and development agreements. d) To protect the ecological health and integrity of existing stream corridors and wetlands. Transportation a) To establish a road system that provides high levels of accessibility and mobility to all users including automobiles and trucks and which operates at satisfactory levels of safety, efficiency and reliability. b) To plan well in advance, in cooperation with the Province, for capital expenditures to ensure that infrastructure improvements are carried out at the appropriate time to promote the development of Oro Centre. c) To reserve and protect future roadway rights-of-way and interchange locations. Water, Stormwater and Sewer Services a) To plan for the improvement and/or extension of water, stormwater and sewer services to accommodate development as it occurs throughout Oro Centre. Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 14 . , ' 1 I I I I I I .: I I I I I Ie e I I I. 41 41 . .' . , " b) To ensure that the long-term objectives of the Township in establishing a communal servicing system within Oro Centre are maintained and protected. while allowing individual projects to proceed in a compatible and timely manner. c) To provide for a system of stormwater management that will be designed to protect lands and receiving waters within and outside Oro Centre from the detrimental effects resulting from increased levels and rates of runoff. E4.2 DEVELOPM~NT PLAN E4.2.1 Policies that Apply to All Designations a) Oro Centre is intended to become a mixed-use area, focused on employment generating land uses, The policies of this Section of the Plan refer to Schedule , 'A', which identifies the land use designations, b} This Secondary Plan includes the following land use designations: Q 'Oro Centre Commercial'; ii} 'Oro Centre Office/Industrial'; iii) 'Oro Centre Limited Service Industrial'; iv) Highway 11 Special Policy Area; v) Agricultural; vi} Commercial; and, vii) 'Environmental Protection', c} Lot sizes, building heights and density limits shall be established on a site specific basis and implemented in the zoning by-law, after consideration by the Township of: i) the long-term and interim servicing requirements of the proposed use or uses; ii) the parking requirements of the proposed use or uses; and, iii) development compatibility with any existing or proposed adjacent use or uses in terms of height, density and built form, Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 15 . . I I I I I I I I .: I I I I I .- e I I I. e e '. .' . d) Built form policies will be implemented through the implementing zoning by-laws and through site plan control. Built form policies include: Q All buildings should be designed to front on adjacent streets, including Highway 11. In instances wherethrough lots are provided, buildings shall be designed so that all elevations facing a. street present a 'front' elevation; iQ Loading areas are not appropriate in any yard facing a street or Highway 11, unless they can be adequately screened from view, to the satisfaction of the Township; and, iii) Parking lots should be carefully sited to avoid unattractive parking lot views from Highway 11 and the th Line. e) Oro Centre will be developed over a number of years. The review of all applications for development within Oro Centre shall ensure the most efficient and economical use of existing and proposed infrastructure, As such, all new development must contribute to, or can be appropriately integrated within the logical sequence of construction of all required sewer, water, stormwater and transportation facilities. f) No use that is likely to cause air pollution, odour or excessive noise shall be permitted. g) Sewer and water infrastructure and stormwater management facilities are permitted in any land use designation except the 'Environmental Protection' designation. E4.2.2 Oro Centre Commercial Designation a) It is the intent of this Secondary Plan that a broad range of commercial retail and business office uses be permitted within the 'Oro Centre Commercial' designation, taking advantage of the high visibility and accessibility offered by Highway 11 and the th Line. b) Development within the 'Oro Centre Commercial' designation shall be visually attractive from Highway 11 and will set the tone for the high quality image of Oro Centre. c) Permitted uses in the 'Oro Centre Commercial' designation include: i) business offices and accessory retail uses; Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 16 I. Ie I I I I I .: I I I I I Ie e I I I. . ' , , , ii) retail stores; iii) personal service shops; iv) financial service establishments; v) fruit and vegetable markets; vi) motels; vii) hotels; viii) conference centres; ix) recreational establishments; x) bus terminals and bus transfer stations; xi) animal hospitals; and, xii) medical clinics. d) Restaurants and nightclubs are permitted as an accessory use to a hotel, motel, conference centre or recreational establishment. Stand-alone restaurants may also be permitted, provided they are a component of a comprehensively-planned development with a combination of permitted uses. e) No outdoor storage shall be permitted within the 'Oro Centre Commercial' designation. E4.2.3 Oro Centre Office/Industrial Designation a) It is the intent of this Secondary Plan to establish a substantial inventory of land that can be used for a wide variety of office and industrial land uses that will generate employment opportunities within the Township. b) Development within the 'Oro Centre OfficeJlndustrial' designation that is adjacent to Highway 11 or the th Line shall be visually attractive and will contribute to the high quality image of Oro Centre. c) Permitted uses in the 'Oro Centre Officellndustrial' designation include: i) manufacturing, assembly, processing and fabrication uses; ii) warehousing uses; Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 17 . . i I I I I I I .: I I I I I I- e I I I, e e iii) research establishments; iv) business offices; v) institutional uses such as places of worship; and, vi) outdoor storage uses. d) Accessory retail uses shall also be permitted, provided the retail component of the . use does not exceed 25% of the gross floor area. e) All outdoor storage areas shall be adequately screened from adjacent roadways. E4.2.4 Oro Centre Limited Service Industrial a) It is the intent of this Secondary Plan to designate areas that may not be serviced with municipal or communal water/sewage services but that nonetheless can be used for industrial uses that will contribute to the economic health of the Township. b) Permitted uses in the 'Limited Service Industrial' designation are limited to outdoor storage uses, trucking terminals and similar uses. It is intended that the lands in this designation be primarily used for land extensive uses. The development of buildings in this designation will be discouraged and the implementing zoning by- law shall contain restrictions controlling the amount of building that can be developed on a lot. c) All outdoor storage areas shall be adequately screened from adjacent roadways. d) Outdoor recreational uses such as baseball fields and soccer fields are also permitted. E4.2.5 Highway 11 Special Policy Area a) It is the intent of this Secondary Plan to ensure that lands required by the Ministry of Transportation for their Highway network be identified and protected from future incompatible development. b) It is recognized that a number of existing uses were located in the Highway 11 Special Policy Area on the date that this Secondary Plan was approved. It is a policy of this Secondary Plan that these existing uses be recognized as legal non-conforming uses by the Township. Such uses shall be subject to Section E4.7.2 (Existing Land Uses) of the Official Plan. Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 18 1 II I I I I I -, I I I I I II I I I, E4.2.6 c) The development of new buildings, structures or uses on lands within this designation is not permitted. Minor additions to existing buildings may be considered, subject to the approval of the Ministry of Transportation. Environmental Protection One Designation a) It is the intent of this Secondary Plan that all lands designated 'Environmental Protection One' shall be subject to the permitted uses and policies of Section. 01 of the Oro-Medonte Official Plan. E4.2.7. Agricultural Designation E4.2.8 E4.3 a) It is the intent of this Secondary Plan that all lands designated 'Agricultural' shall be subject to the permitted uses and policies of Section 02 (Agricultural) of the Oro-Medonte Official Plan. Commercial Designation a) It is the intent of this Secondary Plan that all lands designated 'Commercial' shall be subject to the permitted uses and policies of Section 08 (Commercial) of the Oro-Medonte Official Plan. SEWER AND WATER SERVICES While it is the intent of the Township that most of the new development will be provided with communal water and sewage treatment facilities, it is recognized that to start the initial phases of development, smaller stand-alone systems may be appropriate and feasible. Therefore, in the absence of communal servicing, stand-alone systems may be considered to service uses in the 'Oro Centre Commercial' and 'Oro Centre Officellndustrial' designations provided that the Township is satisfied that: i) the use conforms to the designation provided in this Secondary Plan; ii) the proposed servicing system is economical to operate and has no adverse impact on the environment; and, iii) the proposed servicing system will either be abandoned or form part of a larger communal system servicing Oro Centre as development occurs. a) Under no circumstances will the Township approve development on the basis of a servicing strategy that precludes the establishment of a comprehensive communal servicing system in Oro Centre in the future. Official Plan Amendment No. 15 Township of Oro-Medonte Oro CentreSec:ondary Plan Prepared by Meridian Planning Consultants December, 2002 19 , ( I I I I ., I I I I I II I I I, .. . b) The development of any new use in the 'Oro Centre Commercial' and 'Oro Centre Office/Industrial' designations shall be contingent on the preparation and the approval of a servicing strategy for the quadrant in which the proposed use is located. It is recognized that, as a result of the plans of the Province of Ontario to widen and upgrade the Highway 11, three of the four quadrants are capable of being developed. The strategy will have to consider the maximum amount of sewage that could be generated in the quadrant and will have to recognize that the maximum amount of effluent that can be generated in the Secondary Plan Area is approximately 380m3 of sewage per day, given current knowledge. The boundaries between the 'Oro Centre Limited Service Industrial' and the 'Oro Centre Commercial' and 'Oro Centre Officellndustrial' designations is considered to be flexible for the purposes of the strategy. c) Any servicing strategy must take into account the previously approved strategies and aim for a master servicing arrangement for Oro Centre. In addition, the servicing strategy must consider the impacts of development, from a servicing perspective, on the other areas set aside for development. The servicing strategy shall also consider the functional servicing relationships between quadrants to determine how services/facilities that may be connected later on can be designed to be as adaptable as possible. .d) If a private sewage system is deemed to be desirable and feasible for the first use in a quadrant, the sewage treatment system must either be the first stage of a communal system that facilitates future expansion or a self sufficient private system that will be abandoned when a communal system is established in the future. If the system is intended to be abandoned in the future once a communal system is established elsewhere, the Township will require the proponent to contribute financially to the establishment of a larger system through agreement. e) In order to ensure that a number of 'interim' servicing schemes are not established, it shall be a policy of this Plan that when the second development proceeds, a communal facility must be established which is designed to accommodate all development in the quadrant. The first development must be incorporated into the communal facility at this time. It is recognized that the conversion of a stand-alone system into a system servicing more than one use may be subject to the requirements of the Environmental Assessment Act. In this case the proponent would be responsible to implement the necessary process under the Class EA. Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 20 I I' I I I I I II I I I I I II I I I, . . f) The servicing strategy must also recognize that a reasonable amount of servicing capacity should be assigned to each quadrant, with the amount of capacity being generally related to the land area in the quadrant, which is net. of roads, other infrastructure and environmental protection areas. This will ensure that all of the servicing capacity is not taken up in one quadrant. g) The development of any new use in the Secondary Plan Area shall be supported by a water resource management report. The purpose of such a report' is to investigate the impacts of any proposed water taking on water quality and quantity and provide recommendations on: i) how to maintain or enhance the natural hydrological characteristics of the water resource; ii) how to minimize or eliminate the effect of the proposed use on the groundwater recharge function; iii) how to minimize or eliminate the effect of the proposed use on the quality and quantity of drinking water in adjacent private and municipal wells; iv) how to maintain or enhance sensitive groundwater recharge/discharge areas, aquifers and headwater areas; v) whether it is required to monitor water budgets for groundwater aquifers and surface water features; and, vi) how to ensure that the quality of the watercourses affected by the development are maintained. h) It is the intent of this Secondary Plan that uses in 'Oro Centre Limited Service Industrial' designation generate a minimal amount of effluent. On this basis, any application for development in this area must be supported by a hydrogeological assessment which confirms that a minimal amount of water and effluent. will be generated. The assessment must also identify the impacts of the proposed use on the ability of the uses within the 'Oro Centre Commercial'and 'Oro Centre Office/Commercial' designation to be serviced by full communal water and sewer services. Official Plan Amendment No. lS Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 21 l II I I I I I I' I I I I I " I I I. . . . E4.4 THE TRANSPORTATION NETWORK a) It is the intent of the Township to ensure that the road system operates safely, efficiently and reliably. b) The road system must be developed in a cost-effective manner. Infrastructure should be affordable and funded through municipal taxes, development charges and/or other appropriate means. c) Schedule 'A' identifies the existing and ultimate road network. The right-of-way widths for the various roads within Oro Centre are generally as follov,.'s: Q Highway 11 - To be determined by the Ministry of Transportation; ii) th Line - 26 metres; and. iii) Service Roads - 20 to 26 metres. d) The exact location and configuration of the proposed service roads will be determined during the development approval process. e) All new road allowances shall be dedicated to the municipality during the development approval process. f) The timing of the improvements to Highway 11 contemplated by the Ministry of Transportation were unknown at the time this Secondary Plan was approved. The Province will be responsible for the upgrading of Highway 11. The Province and the Township will share in the cost of the upgrade to the 7th Line interchange based on benefiting needs. At the time this Secondary Plan was approved, a cost sharing agreement between the Province and the Township had not been established. Such an agreement. which specified the responsibilities of the Province and the Township and stipulating the trigger for required improvement will be required before any development proceeds in Oro Centre and before any of the lands are zoned to permit development. With respect to access to abutting properties. there will be a need for agreements between the Province, the Township and developers respecting individual access by a service road to abutting properties. g) All new uses will be directly accessed by service roads. Interim entrances to the th Line may be permitted in advance of service road construction. subject to the approval of the Ministry of Transportation. Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 22 . .'. ".. , I I I I I II I I I I I II I I I. ... . << E4.5 STORMWATER MANAGEMENT E4.6 All commercial, industrial and institutional development proposals shall be supported by a Stormwater Management (SWM) report. The content and depth of the SWM report shall be determined when the development is proposed. It will be one of the objectives to show how the runoff from development will be managed to maintain or improve the receiving watercourse and its ecological functions. The SWM Report shall be prepared by a qualified professional to the satisfaction of the Township and the appropriate agencies and be prepared in accordance with The Stormwater Management Practices Planning and Design Manual (1994) or its successor and shall: a) provide recommendations on a stormwater quantity system which ensures that post-development run-off rates will not be greater than the pre-development run~ off rates for storms up to and including the 1:100 year storm event; b) document the possible impacts of development on watershed flow regimes including their interconnection with groundwater resources; c) provide recommendations on how to maintain pre-development water quality and improve the quality of run-off where appropriate; d) determine and describe the necessary measures required to be undertaken during construction to mitigate the potential negative impact of development. All stormwater management facilities in a Plan of Subdivision shall be placed in the Environmental Protection Zone in the implementing zoning by-law to reflect the potential for these lands to be flooded and to ensure that their intended use is recognized. Stormwater management facilities for condominium developments and other large single uses may be privately owned and maintained. Agreements with the municipality may be required as a condition of approval, to provide for their continued maintenance. IMPLEMENTATION E4.6.1 General a) This Plan shall be implemented through, but not be limited to, the following measures pursuant to the appropriate sections of the Planning Act and the Development Charges Act: i) the processing of individual draft plans of subdivision/condominium, part lot control exemptions and consents; Official Plan Amendment No. lS Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 23 1 I I' I I I I I II I I I I I -, I I I. . .: ii) the enactment of zoning by-laws; iii) the preparation and approval of site plans in accordance with the policies of this Plan, including the execution of site development agreements; iv) the use of holding zone provisions; v) the dedication of parkland or cash-in-lieu of parkland; and, vi) the enactment of an area-specific development charge by-law. E4.6.2 Requirements for Development Applications a) In evaluating development applications throughout Oro Centre, the Township shall consider: i) the adequacy of proposed parking areas and access points and the impact of the proposed use on the operation of Highway 11; ii) the traffic impacts on adjacent existing and/or approved land uses; iii) the availability of a water supply and appropriate interim or communal sewer services; iv) the suitability of the proposed stormwater management facilities; and, v) the degree of compatibility with adjacent existing and/or approved land uses in proximity to the proposed use. b) Prior to the approval of any development application, the Township may require the preparation of any or all of the following studies: i) a traffic impact study; ii) a stormwater management plan; iii) a master servicing study; iv) a master development and phasing plan; v) a landscape master plan; vi) an archaeological survey of the lands; and/or, Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 24 . " .. i II I I I I I II I I I I I II I I I. ~ vii) a comprehensive site plan dealing with some or all of the following matters: the height and massing of buildings; the distribution of uses and densities; the vehicular circulation network; and, signage, streetscape amenity elements and lighting. E4.6.3 Zoning By-law a) Zoning for Oro Centre will be established in response to individual development applications. As such, and where required, all new development shall proceed by way of site specific zoning amendments. b) The Township may designate a holding zone with the prefix 'H' and specify the future uses of these lands that, at the present time, are considered premature or inappropriate for development for anyone or more of the following reasons: i) community services and facilities such as the proposed sewage treatment facilities, stormwater management facilities and water supply are insufficient to serve the proposed development or are inappropriate based on the policies of this Plan; ii) transportation facilities are inadequate or inappropriate based on anticipated traffic; iii) the number and/or location of access points to the site are inadequate and incapable of functioning safely and efficiently; iv) where development relies upon other matters occurring first, such as the consolidation of land ownership, to ensure the orderly development of the project and/or the securing of funding for infrastructure, services or outstanding application processing fees; v) supporting studies as required on matters related to traffic, soils, protection of any site features, environmental constraints or design features prior to development approval; and, vi) removal of the 'H' prefix will depend on meeting the specific conditions as identified by Council within the holding zone by-law. Official Plan Amendment No. 15 Township ofOro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 25 . .'\ I I: I I I I I ., I I I I I II I I I. . .. .. E4.6.4 E4.6.5 E4.6.6 Site Plan Control All lands within Oro Centre shall be subject to Site Plan Control. Subdivision Control a) Subdivision Control encompasses draft plan of subdivision/condominium, consents and part lot control exemptions. b) Plans of subdivision/condominium shall only be recommended for approval which: i} conform with the policies and designations of this Plan; ii) can be provided with adequate services and facilities as required by the policies of this Plan; and, iii) are not premature and are in the best interest of the municipality. c) Subdivision of land shall generally take place by plan of subdivision/condominium. Consents shall only be permitted: i) for technical. or legal purposes; or, ii) where the municipality is satisfied that the consent will not prejudice the ultimate subdivision of land or the principles set out in this Plan and the Township's land use policy. d) Part Lot Control exemptions shall generally be permitted for technical or legal purposes, such as the creation of easements and rights-of-way. Where used to create lots, Council shall be satisfied that all necessary agreements are in place to ensure that appropriate development occurs and that the municipal interest is protected. Development Agreements a) Development Agreements based on the policies of this Plan and the findings of any other studies deemed necessary by the Township, shall be entered into by the benefiting parties and approved by the Township as a condition of the ap.., proval of development applications. b) Such agreements shall ensure that the necessary approvals and the required contributions of funds, lands and commitments for services will be in place and operative prior to, or coincident with occupancy and use of land. Items which may be addressed in the Development Agreements include: Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Sec:ondaryPlan Prepared by Meridian Planning Consultants Dec:ember, 2002 I> 26 . . ~\... ~ i I I I I I I I 41 e I I I I I Ie .- I If " # e e ., ; . Q open space and environmental features; ii) water supply; iii) wastewater collection; iv) stormwater management; v) road infrastructure improvements; vi) road right-of-way dedications; and, vii) other utilities. c) If difficulties or undue delays are encountered with respect to the preparation of the required Development Agreements among two or more proponents. the Township may be requested to attempt to resolve such difficulties or delays. Where resolution of such problems is not deemed feasible by the Township or is not possible even with the Township's intervention. the Township may approve al- ternative mechanisms to satisfy the intent of the applicable policy. E4.7 INTERPRETATION E4.7.1 General a) This Plan is a statement of policy. It is intended as a guide to the development of Oro Centre. Some flexibility in interpretation is permitted. provided the general intent of the goals and policies of this Plan are maintained. b) The various items identified on Schedules 'A' are intended to show general areas and the boundaries are flexible and may vary without Amendment to the Plan, except where designations are established by fixed boundaries such as river val- leys and roads or where specifically stated to be fixed in the policies of this Plan. c) Where lists or examples of permitted uses are provided, they are intended to indicate the possible range and type of uses that are to be considered. Specific uses not listed, but considered by the Township to be similar to the listed uses and to conform to the general intent of the applicable land use designation may be recognized as a permitted use and recognized in the implementing zoning by- law. d) Minor variations from numerical requirements in the Plan may be permitted without an Amendment provided that the general intent of the Plan is maintained. Official Plan Amendment No. 15 Township ofOro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 27 "'. . .'\ ... i I I I I I I I 41 41 I I I I I Ie .- I If . e e If << E4. 7.2 Existing Land Uses a) Existing land uses throughout 01'0 Centre are expected to continue to exist in the short to mid-term, and in some cases, in the long-term. Therefore, uses that existed prior to the approval of this Plan, and which do not conform with the land use policies of this Secondary Plan, shall be deemed to be legal non-conforming uses. b) Minor extensions or expansions of such uses shall be permitted without Amendment to this Plan, provided that the intent of this Plan is not compromised and the tests prescribed below are met. In consideration of such matters particular attention. shall be given to ensuring that: i) the desire for communal water and sewage treatment facilities is not compromised or precluded in the long-term by the expansion or change; ii) the road pattern envisioned by this Plan is not compromised or precluded in the long-term by the expansion or change; iii) the expansion or change improves an existing and identified problem. iv) that the proposed expansion or enlargement of the eXisting use shall not unduly aggravate the situation created by the existence of the use, especially in regard to the requirements of the zoning by-law; v) that the characteristics of the existing use' and the extension or enlargement shall be examined with regard to noise, vibration, fumes, smoke, dust, odour, lighting, parking and traffic generation; vi) that the neighbouring uses will be protected where necessary by the provisions for landscaping, buffering or screening, devices and measures to reduce nuisances and, where necessary, by regulations for alleviating adverse effects caused by outside storage, lighting or advertising signs; vii) provisions and regulations that may be applied to the proposed extension or enlargement are extended , where feasible, to the existing use in order to improve its compatibility with the surrounding area; and, vii) that in all cases where an existing use seriously affects the amenity of the surrounding area, consideration shall be given to the possibility of ameliorating such conditions, as a condition of approving an application for extension or enlargement of the existing use, especially where public health and welfare are directly affected. Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 28 .t "" . , . ..' 1.. . "'~ . " i I: I I I I I I : I I I I I I: I I I. ,; PART III: THE APPENDICES (this is not an operative part of Official Plan Amendment No. 15) Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 29 r'.'.........."'-'.........'.."....'..-........'''..''''''.'............'..-.,... i ; H...._.......~......... ' .....---............ TOWNSHIP OF ORO..MEDONTE ORO..CENTRE SECONDARY PLAN SCHEDULE lA' III __. -<:I. lJJ'~_ @ "(!~,, r q ;j' SCiJle 1:5000 /! (no! a 5U1lJey) Om Centre Commercial Orc Centre Office/Industrial Oro Centre Limited Service Industrial Environmental Protection Highway 11 Special Policy Area Commercial L_.."..""..J Aglicultural ,mlm .. ,. . . - e . . t File No.: Municipality.: Location: OM-OPA-0215 Township of Oro-Medonte 111 Hectares Centred on the Interchange of Highway 11 and the 7th Concession, former Oro Date of Decision: Date of Notice: Last Date of Appeal November 12, 2003 November 18, 2003 December 8, 2003 / / NOr 2 NOTICE OF DECISION With Respect to an Official Plan Amendment Subsection 17(35) and 21 ofthe Planninq Act A decision was made on the date noted above to approve all of Amendment No. 15 to the Official Plan for the Township of Oro-Medonte, as adopted by By-law number 2002-139, and modified by Schedule 3 to CS 03-260. Purpose and Effect of the Official Plan Amendment The purpose and effect of the Official Plan Amendment is outlined in the attached documentation. A copy of the decision is attached. When and How to File An Appeal Any appeal to the Ontario Municipal Board must be filed with the Clerk of the County of Simcoe no later than 20 days from the date of this notice as shown above as the last date of appeal. The notice of appeal should be sent to the attention of June Little, at the address shown below and it must: (1) set out the specific part of the proposed official plan amendment to which the appeal applies, (2) set out the reasons for the request for the appeal, and (3) be accompanied by the fee prescribed under the Ontario Municipal Board Act in the amount of $125.00, payable by certified cheque to the Minister of Finance, Province of Ontario. Who Can File An Appeal Only individuals, corporations or public bodies may appeal the decision of the County of Simcoe to the Ontario Municipal Board. An appeal may not be filed by an unincorporated association or group. However, . a notice of appeal may be filed in the name of an individual who is a member of the association or group. When the Decision is Final The decision of the County of Simcoe is final if a Notice of Appeal is not received on or before the last date of appeal noted above. Getting Additional Information Additional Information about the application is available for public inspection during regular office hours at the County of Simcoe at the address noted below or from the office of the municipality noted above. Mailing address for Filing a Notice of Appeal County of Simcoe Administration Centre Midhurst, Ontario LOL 1 XO Attention: June Little, Senior Planner Telephone: (705) 726-9300 - Ext. 255 Fax: (705) 727-4276 .' November 12, 2003 COUNTY OF SIMCOE CORPORATE SERVICES COMMITTEE RESOLUTION Delegated under the Authority of the Planning Act Councillor ,;/1 c;({ f- K\~ Councillor G-A--7~ THAT Official Plan Amendment No. 15 to the Township of Oro-Medonte Official Plan, as adopted by Township of Oro-Medonte By-law No. 2002-139, and modified by Schedule 3 to CS 03-260, be approved; MOVED BY: SECONDED BY: AND THAT Notice of Decision be provided in accordance with the Planning Act. Chairman, Corporate Services Committee . . COUNTY OF SIMCOE ITEM FOR: SECTION: ITEM NO. MEETING DATE: SUBJECT: CORPORATE SERVICES COMMITTEE Planning - Delegated Authority CS 03.260 November 12, 2003 Oro-Medonte Official Plan Amendment 15 RECOMMENDA TIONS: THAT Official Plan Amendment No. 15 to the Township of Oro-Medonte Official Plan, as adopted by Township ofOro-Medonte By-law No. 2002-139, and modified by Schedule 3 to CS 03-260, be approved; AND THAT Notice of Decision be provided in accordance with the Planning Act. BACKGROUND: The following provides a summary of the Township's Official Plan Amendment: File: 111 hectares (274 acres) centered on the interchange of Highway II and the ih Concession, fonner Oro. Please refer to Schedule 1. Township of Oro-Medonte To create a centre for employment generating land uses in proximity to the Lake Simcoe Regional Airport. Please refer to Schedule 2. OM-OPA-0215 Location: Applicant: Proposal: Issues Summary: In 1997 the Township Official Plan recognized the need to develop an industrial centre for the Township in concert with the airport to provide opportunity for economic development. This secondary plan implements that policy direction. It was developed based on studies that reviewed potential uses, environmental issues, transportation issues and servicing and stonn water issues. The resulting OP A reflects the results of these studies by: providing for a range of uses considered appropriate for the area; protecting environmentally sensitive areas; accommodating Ministry of Transportation future requirements and future roads needs; and providing for the establishment of a staged servicing scheme and a comprehensive stonn water management system. This area is recognized as a Special Development Area in the County Official Plan. This designation recognizes the potential economic benefits of comprehensively providing for development in proximity to the regional airport. The modifications proposed by Staff outlined in Schedule 3 are minor in nature and ensure the Secondary Plan is consistent with the County Official Plan and the requests of the Ministry of T ransportati on. . , November 12,2003 Corporate Services Committee CS 03-260 Page 2 FINANCIAL ANALYSIS: Appeal of this decision may result in an Ontario Municipal Board Hearing with associated costs. SCHEDULES: The following schedules are attached and fonn part of this item. Schedule 1 - Location Map. Schedule 2 - Township ofOro-Medonte Official Plan Amendment No. 15. Schedule 3 - Proposed Modifications to Oro-Medonte OPA 15. Schedule 4 - Township Report and Resolution of September 24,2003. lZr Schedules 1 - 4 to CS03-260 PREPARED BY: June Little APPROV ALS: Mark Aitken, General Manager of Corporate Services Peter Finlay, General Manager of Finance Helen MacRae, Chief Administrative Officer Date: November 4, 2003 November 5, 2003 November 5, 2003 t~~ati 0 n M a Corp rate Services Committee CS 03-260 OPA15 Township of Oro-Medonte age N w+, s Schedule 2 Corporate Services Committee CS 03-260 Page 1 ORO CENTRE SECONDARY PLAN OFFICIAL PLAN AMENDMENT NO.iS TOWNSHIP OF ORO-MEDONTE Prepared by Meridian Planning Consultants Decembe.., 2002 File #1476 SCh~dule 2 II II /: il I: II I I Corporate Services Committee CS ~60 Page 2 THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE BY -LA W NO. 2002- 1 39 BEING A BY -LA W TO ADOPT OFFICIAL PLAN AMENDMENT NO. 15 TO THE TOWNSHIP OF ORO-MEDONTE OFFICIAL PLAN The Council of the Corporation of the Township of Oro-Medonte, in accordance with the provision of the Planning Act, hereby enacts as foHows: 1. I 2. I I[ 3. The attached explanatory text which constitutes Amendment No. 15 to the Official Plan of the Township of Oro-Medonte, is hereby adopted. The Planner is hereby authorized and directed to make application to the County of Simcoe for approval of Amendment No. 15 to the Official Plan of the Township of Oro-Medonte. This By-law shall come into force and take effect on the day of the final passing thereof with the approval of the County of Simcoe. )j II /1 I[ I i I BY-LAW READ A THIRD TIME AND FINALLY PASSED THIS 18th DECE:MBER,2002. I I DAY OF I I, Ii II I I BY -LA W READ A FIRST AND SECOND TIME, TIllS1 8 DAY OF DECEMBER, 2002. Ii 'I I: I I II II 11 I II Ii THE CORPORATION OF THE TOWNSHIP OF ORO- MEDONTE y- W W'iJ Mayor - J. Neil Craig 1\ II /, II jj 'I 1 Schedule 2 Corporate Services Committee CS 03-260 Page 3 TABLE OF CONTENTS CONSTITUTIONAL STATEMENT PART I - THE INTRODUCTION 1.0 2.0 3.0 4.0 BACKGROUND BASIS FOR THIS SECONDARY PLAN OPPORTUNITIES AND CONSTRAINTS LAND USE CONCEPT PART II - THE AMENDMENT E4 ORO CENTRE SECONDARY PLAN E4.1 GENERAL E4.1.1 location E4.1.2 Purpose E4.1.3 Goals E4.2 DEVELOPMENT PLAN E4.2.1 Policies that apply to all designations E4.2.2 Oro Centre Commercial designation E4.2.3 Oro Centre Office/Industrial designation E4.2.4 Oro Centre Limited Service Industrial E4.2.5 Highway 11 Special Policy Area E4.2.6 Environmental Protection One Designation E4.2.7 Agricultural Designation E4.2.8 Commercial Designation E4.3 SEWER AND WATER SERVICES E4.4 THE TRANSPORTATION NETWORK E4.5 STORMWATER MANAGEMENT E4.6 IMPLEMENTATION E4.6.1 General E4.6.2 Requirements for Development Applications E4.6.3 Zoning By-law E4.6.4 Site Plan Control E4.6.5 Subdivision Control E4.6.6 Development Agreements E4.7 INTERPRETATION E4.7.1 General 2 2 2 4 11 13 13 13 13 13 14 15 15 15 17 18 18 19 19 19 19 22 23 23 23 24 25 26 26 26 27 27 Schedule 2 Corporate Services Committee CS 03-260 Page 4 E4.7.2 Existing Land Uses PART III - THE APPENDICES 28 29 Schedule 2 Corporate Services Committee CS 03-260 Page 5 CONSTITUTIONAL STATEMENT Part I: The Introduction, provides general information regarding the Ora Centre Planning District and statements that provide the basis for the Official Plan Amendment Part I The Introduction does not constitute an operative part of Amendment No. 15 to the Official Plan Part II: The Amendment, provides the details of the Official Plan Amendment Part II: The Amendment, including Schedule A constitutes the Secondary Plan for the Oro Centre Planning District and is the operative part of Amendment No. 15 to the Official Plan. Part III: The Appendices, provide more specific information regarding the Amendment and the details of the planning and design of the Study Area. Part III: The Appendices do not constitute an operative part of Amendment No. 15 to the Official Plan. Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 1 Schedule 2 Corporate Services Committee CS 03-260 Page 6 PART I: THE INTRODUCTION (this is not an operative part of Official Plan Amendment No. 15) 1.0 BACKGROUND The Oro Centre Study Area has a total area of 111 hectares (275 acres). It is centred on the intersection of Highway 11 and the 7th Line. The Study Area is divided into 34 landholdings. It is currently the site of a number of commercial, residential and institutional uses These uses are generally located on small lots located on and directly accessed by Highway 11. The Oro-Medonte municipal office is also located in this area. The Lake Simcoe Regional Airport is located directly to the north of the Study Area. Lands to the east of the Study Area, on the north side of Highway 11, are the site of a campground. Lands to the east and on the south side of Highway 11 are the site of the Burls Creek Family Event Park, where a number of recreational and entertainment events take place. Lands to the south and west of the Study Area are used for agricultural purposes. 2.0 BASIS FOR THIS SECONDARY PLAN The Oro-Medonte Official Plan has recognized Ora Centre as an important location for a variety of employment generating land uses. Policies related to economic development and, more specifically, Oro Centre, are contained within the Official Plan and provide the basis for this Secondary Plan. Economic Development to be Encouraged - It was decided by Council as part of the Official Plan Review process that economic development should be encouraged in the municipality. Below is the component of the Official Plan vision that deals with this objective: "The vast majority of the Township's residents work and shop in neighbouring Barrie and Oril/ia. Many jobs and dollars leave the community. Additional economic development in the Township will be encouraged by the Official Plan to reduce these outflows, provided there are no negative impacts on the natural environment, natural resources or rural character of the community or on the quality of life now enjoyed by the Township's residents. A decreased reliance on neighbouring centres to provide employment and shopping opportunities will help foster a sense of community in the Township. Additional economic activity will be encouraged by designating lands in the vicinity of the Lake Simcoe Regional Airport for industrial and commercial purposes and by permitting home occupations and home industries in the rural area." Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 2 Schedule 2 Corporate Services Committee CS 03-260 Page 7 On the basis of the above vIsion, the following economic development goals are contained within the Official Plan: Development resulting in an increase in economic activity in the Township shall be encouraged, provided such development does not have a negative impact on the natural environment, natural resources and rural character of the community. The role of the Lake Simcoe Regional Airport in the regional economy is to be strengthened wherever possible to stimulate local economic activity. The concentration of economic activity along Highway 11 will be encouraged and one new area for commercial and industrial development and new forms of retailing activity will be located at or near the intersection of the 7th Line and Highway 11 to take advantage of the location of the airport. Lands Designated Oro Centre Industrial/Commercial - In order to implement the above economic development goals, it was decided to designate one central area in the municipality for employment uses. On the basis of a review of potential locations along Highway 11, it was decided that the most appropriate location for such an employment area would be in Ora Centre since it is: located adjacent to the Lake Simcoe Regional Airport, which has the potential to attract commercial and industrial uses to the area; centrally located between the City's of Barrie and Orillia and as a result, has the potential of attracting uses that serve both of those markets; and, located at an interchange with Highway 11. As a result, the Study Area was designated Ora Centre Industrial/Commercial in the new Official Plan. Permitted Uses - Permitted uses in the Ora Centre Industrial/Commercial designation include: manufacturing, assembly, processing and fabrication uses; warehousing uses; research establishments; business offices and accessory retail uses; restaurants; retail stores; personal service shops; Offidal Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 3 Schedule 2 Corporate Services Committee CS 03-260 Page 8 financial service establishments; fruit and vegetable markets; motels; hotels; conference centres; institutional uses such as municipal offices, places of worship and schools; recreational establishments; bus terminals and bus transfer stations; animal hospitals; and, medical clinics. Requirement for a Secondary Plan - Section 013.3 of the Official Plan requires that an Official Plan Amendment, in the form of a detailed Secondary Plan, be prepared before the development of any permitted use, or an expansion to an existing use, occurs in the Ora Centre Industrial/Commercial designation. The following matters are to be dealt with by the Secondary Plan the form of servicing; the financial implications of both constructing and operating the servicing systems; the form of access to all lands in the Secondary Plan area; the compatibility of proposed uses with adjacent land uses outside of this area; the relationship of parking, loading and outdoor display areas in relation to Highway 11; the mix, location and density of proposed land uses; the phasing of development; the impacts of development on the Highway 11/7th Line and Highway 11/8th Line interchanges; the impacts of development on the natural heritage system; and, the impacts of development on the sub-watershed in the area. 3.0 OPPORTUNITIES AND CONSTRAINTS Council authorized the preparation of a Secondary Plan for the Oro Centre area in February 1998. In addition to The Planning Partnership (now Meridian Planning Consultants), a number of consultants were retained to provide advice on various aspects of the Secondary Plan, as follows TCI Convergence was retained to provide the Township with some ideas on potential uses; Gartner Lee was retained to provide advice on environmental issues; McCormick Rankin was retained to provide advice on transportation issues; and, Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 4 Schedule 2 Corporate Services Committee CS 03-260 Page 9 C.C. Tatham & Associates was retained to provide advice on servicing and stormwater management issues. Potential Uses - TCI Convergence Limited was retained to identify the types of uses most likely to be attracted to Ora Centre in the future. In order to reach their conclusions, a number of regional stakeholders were interviewed and other communities with airports were canvassed to determine what opportunities existed in similar locations. On the basis of their findings, below are the uses that are most likely to be attracted to the area. Aviation-related businesses - At the present time, the airport is underutilized. However, with aggressive promoting and planning, many similar airports have attracted a number of aviation-related uses such as flying schools and clubs, engine repair depots, cargo depots and related officelindustrial development. It is felt that such uses could be attracted to the airport itself or to lands in the vicinity of the airport in Ora Centre. Auto-related industry - With the development of the Honda plant in Alliston, Simcoe County is increasingly becoming a destination for auto-related industry. Given the location of the airport and the highway and the 'just-in-time' philosophy many auto-makers and suppliers now adopt, opportunities exist to site such uses in Oro Centre. Trucking centres - Given the location of the airport and Highway 11, an opportunity exists to attract trans-shipment facilities to the area. These facilities would warehouse goods required by Simcoe County businesses until they were needed for production. The Mount Hope airport area near Hamilton has attracted similar businesses as a result of the congestion and high cost of using Pearson Airport. Lifestyle businesses - There has been a growing trend to site 'information technology' businesses in environments such as Oro-Medonte where the quality of life is high and the character of the area is decidedly rural in nature. Recreation Centre - Given the location of Ora Centre and the growing popularity of recreational sports such as baseball and soccer, an opportunity exists to site a baseball/soccer complex in Ora Centre. Such a facility could be associated with the Burls Creek Family Event Park. At the present time, there are about 12,000 adult recreational teams playing softball in Ontario. Many of these teams participate in tournaments across Ontario, and generate a number of economic spin-offs as a result. Retail uses - At the present time, almost all Oro-Medonte residents travel to Barrie or Orillia for most food and household items. There may be an opportunity to site local convenience uses in Oro Centre to attract both Township residents Official Plan Amendment No. lS Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 5 Schedule 2 Corporate Services Committee CS 03-260 Page 10 and travelers. In addition, opportunities exist to site a discount mall or potentially larger facilities in the area to attract people from the wider region to Oro Centre. It is the Township's opinion that Oro Centre should be the preferred site of a number of higher order uses, such as hotels/motels, prestige office, commercial and institutional uses and the other uses identified by TCI Convergence. These are the types of uses that could, if properly planned and serviced, transform the Oro Centre area into a major employment area. Such an employment area would have the effect of reducing the flow of jobs and capital out of the municipality to the Cities of Barrie and Orillia, which is the intent of the Official Plan. In order to attract the above mentioned higher order uses, the area should be comprehensively planned on the basis that communal services will be available to service at least a portion of the area. Full servicing is the key to attracting the types of uses that are considered desirable for Oro Centre. The types of uses not considered desirable for Oro Centre include gas stations, drive through restaurants and donut shops, unless they were perhaps accessory to a larger principal use. On the basis of a review of the Highway 11 corridor, there are already a number of other properties in more suitable locations for these types of uses. In order to attract these higher order uses, a comprehensive marketing plan for the airport and area should be prepared. The key to this area's development is the airport and its location between the Cities of Barrie and Orillia. In order for development to occur, there is a need for a catalyst - a use that will make it attractive for other users to develop. It would be the objective of the marketing plan to attract the catalyst Partnerships between the Township, the Airport Commission and the County of Simcoe and other municipalities will be required to aggressively promote the airport and Oro Centre. Environmental Issues - In order to ensure that new development is located where it will have little or no impact on the environment, Gartner Lee Limited was retained. Their role was to assess the significance of the area's natural features. The result of this assessment was recommendations on where development which will not adversely impact on the significant natural features of the area can occur. Their main findings are below: There are two small creek systems in the study area. All flow to the south towards Lake Simcoe. Shelswell Creek drains the majority of the Study Area. All of the creeks, with the exception of Hawkestone Creek, are considered to be warmwater streams The watercourses in the area are recognized in the Official Plan as important aquatic habitat. As a result, all development is requIred to be set back a minimum of 30 metres (100 feet) from these watercourses. Efforts should also be made to rehabilitate and restore areas immediately adjacent to watercourses that have been disturbed by agricultural uses. This can occur on a site-specific basis as a condition of development approval. Offlci..1 PI..n Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 6 Schedule 2 Corporate Sen'ices Committee CS 03-260 Page 11 There are two distinct wetland areas within or adjacent to the Study Area. Some of the wetland areas have recently been classified by the Ministry of Natural Resources and do not appear on the Official Plan schedules. The largest wetland in the area is the Class 5 Shelswell Creek wetland which occupies a portion of the airport lands and borders on the west end of the Study Area. A wetland is also located between the Study Area and the airport. It is recommended that development not be permitted within these wetland areas and that all development within 120 metres of any wetland be supported by an Environmental Impact Study. Transportation Issues - In order to ensure that new development can be appropriately accessed by an efficient road system, McCormick Rankin was retained. Their role was to assess existing traffic conditions and to identify constraints and opportunities. Below are their main findings: An average of almost 32,000 vehicles travel along Highway 11 every day in the study area. It is expected that this number will increase to approximately 47,000 vehicles per day by the year 2013. Both Highway 11 and the 7th line are currently operating at acceptable levels of service and can accommodate additional traffic without the need for major improvements. Major improvements to Highway 11 may be required after 2013 as a result of the projected increase in traffic. The major constraint to new development in Oro Centre is the absence of service roads. New direct entrances from Highway 11 will not be permitted Service roads will therefore be required in each quadrant. Following the initiation of the Secondary Plan process, the Ministry of Transportation (MTO) indicated that they were in process of carrying out an assessment of all of the Provincial Highways within the County of Simcoe. The MTO is of the opinion that the study will recommend that Highway 11 be widened and that the interchanges that currently exist on the Highway be replaced. In the long term, the Ministry of Transportation has envisioned that Highway 11 through the Township of Oro-Medonte be widened from four lanes to possible six or eight lanes. New interchanges will also be established at key locations with the widening and the highway would be brought up to a full freeway with the elimination of existing direct commercial and residential access points. As well, the Ministry of Transportation anticipates that property would be required. With respect to the Highway 11/th Line interchange, the Ministry of Transportation plans to widen the highway in this location from four lanes to possibly six or eight lanes, include a new Parclo A-4 interchange. The 7m Line interchange ramps may require widening from two lanes to four lanes to accommodated the additional traffic growth within the study Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 7 Schedule 2 Corporate Services Committee CS 03-260 Page 12 area. The ultimate right of way width for Highway 11 will be determined by the Ministry of Transportation while the Concession 7 right-of-way will be approximately 26 metres. The Ministry of Transportation has requested that the lands that will be the site of the interchange be identified in the Secondary Plan as an area where new development will not be permitted. This will allow an interchange at this location to remain viable. The proposed location of the on/off ramps has an impact on the amount and location of the lands that could be designated for development within the Secondary Plan study area. Specifically, development in the north-east quadrant of the study area is no longer possible, since none of the ramps will be located in this area. With respect to the north-west corner. access to this quadrant will be problematic since it will be difficult to site a service road in this quadrant. The northern part of the south-west quadrant is also affected primarily by the required road widening and the proposed location of the clover leaf. The only areas that remain highly suited for development in this regard are located in the southern half of the south-west quadrant and within the south-east quadrant. Given that the timing of the improvements to Highway 11 are unknown. McCormick Rankin was requested to determine how much development could occur in the area in advance of the proposed highway improvements. Some of the main conclusions are below: 1 . Background traffic on the ]'h Line and the flyover is expected to grow by only 1 % per year. 2. It is anticipated, for the purposes of this report, that full build-out in Ora Centre will occur in about ten years. 3. If no development was to occur in Oro Centre, increases in background traffic on Highway 11 alone would necessitate additional capacity on the highway by the year 2013. 4 The development of Ora Centre could accelerate the need for additional capacity on Highway 11 by four to five years assuming that 75% of Oro Centre was built out at that time. 5. The existing road network in Ora Centre is forecast to experience poor levels of service at build out. 6. On the basis of a sensitivity analysis, 75% of the total developable area could be developed in Oro Centre without the need for any local road network improvements. 7. If more than 75% of the total developable area in Oro Centre was developed. traffic lights would be required at the two flyover intersections Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 8 Schedule 2 Corporate Services Committee CS 03-260 Page 13 8. The installation of traffic signals at the flyover intersections would not impact on the function of Highway 11. On the basis of the above, the Secondary Plan contains provisions that will require each developer to submit traffic impact studies to the Ministry of Transportation prior to development occurring. Once proposed development triggers the need for improvements, those improvements would need to be carried out before additional development occurs. It is anticipated that no more than 50 to 75% of the development anticipated within the Secondary Plan Area can proceed without triggering the need for improvements. Servicing Issues - C.C. Tatham & Associates were retained to review servicing options for development in the area. Given that the key constraint to development in Oro Centre at the present time is the lack of servicing, the development of a servicing strategy to attract new development to the area is essential. Their role was to assess each of the water supply and sewage treatment options that are currently available in the study area, given environmental, spatial and financial constraints. Below is a summary of their findings: On the basis of available background information on water supply in the area, there is little potential to develop a large scale municipal water system in Oro Centre, since a significant source of groundwater has not been identified. As a result, it is recommended that a series of small communal systems be developed instead. Some of the existing wells in the study area may be incorporated into a new communal system. On the basis of the servicing constraints in the area and the desire to attract higher order uses, C.C. Tatham & Associates recommends that uses within Oro Centre could generate a maximum of about 380 m3 of sewage per day. This amount of sewage could be dealt with by one central wastewater treatment system. The preferred system would be a lagoon/spray irrigation system, however, other types of systems may also be feasible. Given the land area required for such a system (26 hectares or 64 acres), the best location for the system would be at the south end of Lot 21 in Concession 8. It should be noted that the system could be easily phased in as development occurs. However, the development of one central wastewater treatment system to service Ora Centre may not be practical, because of the cost involved in developing the system. In addition, given that the system is to be located on one property, no other properties in Oro Centre can be developed until the one property owner indicates an interest in developing his lands Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 9 Schedule 2 Corporate Services Committee CS 03-260 Page 14 On the basis of the above, it was suggested that the sewage generated by the proposed uses in Oro Centre could also be dealt with by a number of smaller stand.alone systems. These smaller systems can be planned to ultimately service only a quadrant, or planned to be eventually connected to a larger central system that services the entire area. The consideration of such a servicing scheme in a smaller area would ensure that as many options as possible are open for potential developers in the Ora Centre area Flexibility is the key to attracting the required catalyst to the area. On this basis, applications to develop lands in Oro Centre, in the absence of there being a central wastewater treatment system in place, could be considered, provided the: use was considered appropriate; use conformed with the Oro Centre vision; and, servicing system will either be abandoned or form part of a larger communal system servicing in Oro Centre as development occurs. The MOE, in a letter dated August 10, 2001 supported this concept. The policies dealing with servicing are found in Section E4.3 of the Secondary Plan. Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 10 Schedule 2 Corporate Services Committee CS 03-260 Page 15 4.0 LAND USE CONCEPT On the basis of the above supporting information, below are the main elements of the land use plan: Given that the Study Area is focused on an interchange, it is the intent of the Secondary Plan to direct the 'high profile' uses to the lands in the vicinity of the interchange. These 'high profile' uses include hotels, motels, convention centres, office uses and retail stores. These lands are expected to be serviced with communal water and sewer services and are designated either 'Commercial' or 'Officellndustrial'. Approximately 4.1 hectares (10.3 acres) is proposed to be designated 'Commercial' and 35 hectares (87.6 acres) are proposed to be designated 'Officellndustrial'. The remainder of the lands available/suitable for development in the Study Area will be set aside for industrial uses which use little or no water and generate minimal amounts of effluent. These lands will be designated 'Limited Service Industrial'. The development of buildings and structures in this designation will be discouraged. Examples of industrial uses in this area would be outdoor storage uses, trucking terminals and other similar uses. Examples of open space uses include baseball and soccer fields. It is not expected that these lands would be serviced by communal water or sewer services. The lands that are to be the site of the Highway 11/th Line interchange have been set aside and placed in a special designation in the Secondary Plan. Over time, it is anticipated that existing uses within this designation will disappear. However, until such time as the Ministry of Transportation requires/acquires the affected properties, existing uses will be permitted to continue to exist. The total amount of land within the special policy area is 28.8 hectares (71.2 acres). Of the remaining lands, 3.5 hectares (8.B acres) is proposed to be designated Agricultural to recognize their limited developability. An additional 1.1 hectares (2.8 acres) on the west side of Shelswell Creek is proposed to be designated Commercial, to recognize two existing commercial uses. Lastly, about 4.9 hectares (12.2 acres) is proposed to be placed in the Environmental Protection designation. Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 11 Schedule 2 Corporate Services Committee CS 03-260 Page 16 On the basis of the above, the land use distribution is as follows Oro Centre Commercial Ora Centre Office/Industrial Ora Centre Limited Service Industrial Environmental Protection Highway 11 Special Policy Area Commercial Agricultural 4.1 ha (10.3 acres); 35.0 ha (87.6 acres); 34.2 ha (84.7 acres). 4.9 ha (12.2 acres); 28.8 ha (71.2 acres); 1.1 ha (2.8 acres); 3.5 ha (8.8 acres); TOTAL 111.0 ha (275 acres) Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 12 Schedule 2 Corporate Services Committee CS 03-260 Page 17 PART II: THE AMENDMENT (This is the operative part of Official Plan Amendment No. 15) ITEM 1: Section 013 of the Oro-Medonte Official Plan is deleted and Section 014 of the Oro- Medonte Official Plan is re-numbered as Section 013. ITEM 2: All references of the Oro-Centre Industrial Commercial designation on the schedules to this Plan are deleted ITEM 3: Section C1.13 is deleted and Section C1.14 is re-numbered as Section C1.13. ITEM 4: A new Section, Section E4 - Oro Centre Secondary Plan is added to the Oro-Medonte Official Plan, as set out below: E4 ORO CENTRE SECONDARY PLAN E4.1 GENERAL E4.1.1 Location The boundaries of the Orc Centre Secondary Plan Area are outlined on Schedule 'A'. E4.1.2 Purpose The purpose of this Plan is to establish a detailed development concept for infrastructure and land use in the Oro Centre Secondary Plan Area. More specifically, it is the intent of this Plan to: a) Establish the most appropriate mix of land uses that recognizes this unique location in the Township. b) Ensure that adequate and economical transportation networks are possible, and that the transportation network is adequately supported by the proposed development pattern. c) Ensure that adequate and economical service infrastructure networks are possible to serve the anticipated development and that they can be phased in a way that is affordable. d) Ensure that appropriate Secondary Plan policies (including phasing policies) are in place to clearly and effectively guide the future development within the Secondary Plan Area. Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 13 Schedule 2 Corporate Services Committee CS 03-260 Page 18 E4.1.3 Goals Land Use a) To facilitate the development and redevelopment of Ora Centre in a comprehensive and progressive manner. b) To promote the evolution and growth of Oro Centre as a focal point of employment generating development and redevelopment according to the policies of the Oro-Medonte Official Plan. c} To ensure that the land uses developed within Ora Centre will complement and contribute to the vitality of the entire Township. Urban Design a} To encourage interesting and innovative urban design and built form, wherever feasible and appropriate. b) To ensure that neighbouring developments are physically compatible and respect existing conditions c} To establish and confirm the details of new development and redevelopment through the preparation of implementing plans of subdivision or condominium, zoning by-laws, site plans and development agreements. d) To protect the ecological health and integrity of existing stream corridors and wetlands. Transportation a) To establish a road system that provides high levels of accessibility and mobility to all users including automobiles and trucks and which operates at satisfactory levels of safety, efficiency and reliability. b) To plan well in advance, in cooperation with the Province, for capital expenditures to ensure that infrastructure improvements are carried out at the appropriate time to promote the development of Oro Centre. c) To reserve and protect future roadway rights-of-way and interchange locations. Water, Stormwater and Sewer Services a} To plan for the improvement and/or extension of water, stormwater and sewer services to accommodate development as it occurs throughout Oro Centre Official Plan Amendment No. 15 Township of Oro.Medonte Oro Centre Seco"dary Plan Prepared by Meridian Planning Consultants December, 2002 14 Schedule 2 Corporate Services Committee CS 03-260 Page 19 b) To ensure that the long-term objectives of the Township in establishing a communal servicing system within Oro Centre are maintained and protected, while allowing individual projects to proceed in a compatible and timely manner. c) To provide for a system of stormwater management that will be designed to protect lands and receiving waters within and outside Ora Centre from the detrimental effects resulting from increased levels and rates of runoff, E4.2 DEVELOPMENT PLAN E4.2.1 Policies that Apply to All Designations a) Oro Centre is intended to become a mixed-use area, focused on employment generating land uses. The policies of this Section of the Plan refer to Schedule 'A', which identifies the land use designations, b) This Secondary Plan includes the following land use designations: i) 'Oro Centre Commercial'; ii) 'Oro Centre Officellndustrial'; iii) 'Oro Centre Limited Service Industrial'; iv) Highway 11 Special Policy Area; v) Agricultural; vi) Commercial; and, vii) 'Environmental Protection', c) Lot sizes, building heights and density limits shall be established on a site specific basis and implemented in the zoning by-law, after consideration by the Township of: i) the long-term and interim servicing requirements of the proposed use or uses; ii) the parking requirements of the proposed use or uses; and, iii) development compatibility with any existing or proposed adjacent use or uses in terms of height, density and built form Official Plan Amendment No. 15 Township of Oro-Medonte Ora Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 15 Schedule 2 Corporate Services Committee CS 03-260 Page 20 d) Built form policies will be implemented through the implementing zoning by-laws and through site plan controL Built form policies include: i) All buildings should be designed to front on adjacent streets, including Highway 11. In instances where through lots are provided, buildings shall be designed so that all elevations facing a street present a 'front' elevation; ii) Loading areas are not appropriate in any yard facing a street or Highway 11, unless they can be adequately screened from view, to the satisfaction of the Township; and, iii) Parking lots should be carefully sited to avoid unattractive parking lot views from Highway 11 and the th Line. e) Oro Centre will be developed over a number of years. The review of all applications for development within Oro Centre shall ensure the most efficient and economical use of existing and proposed infrastructure. As such, all new development must contribute to, or can be appropriately integrated within the logical sequence of construction of all required sewer, water, stormwater and transportation facilities. f) No use that is likely to cause air pollution, odour or excessive noise shall be permitted. g) Sewer and water infrastructure and stormwater management facilities are permitted in any land use designation except the 'Environmental Protection' designation. E4.2.2 Oro Centre Commercial Designation a) It is the intent of this Secondary Plan that a broad range of commercial retail and business office uses be permitted within the 'Oro Centre Commercial' designation, taking advantage of the high visibility and accessibility offered by Highway 11 and the th Line. b) Development within the 'Oro Centre Commercial' designation shall be visually attractive from Highway 11 and will set the tone for the high quality image of Oro Centre. c) Permitted uses in the 'Oro Centre Commercial' designation include: i) business offices and accessory retail uses; Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secoodary Plan Prepared by Meridian Planning Consultants December, 2002 16 Schedule 2 Corporate Services Committee CS 03-260 Page 21 ii) retail stores; iii) personal service shops; iv) financial service establishments; v) fruit and vegetable markets; vi) motels; vii) hotels; viii) conference centres; ix) recreational establishments; x) bus terminals and bus transfer stations; xi) animal hospitals; and, xii) medical clinics. d) Restaurants and nightclubs are permitted as an accessory use to a hotel, motel, conference centre or recreational establishment Stand-alone restaurants may also be permitted, provided they are a component of a comprehensively-planned development with a combination of permitted uses. e) No outdoor storage shall be permitted within the 'Oro Centre Commercial' designation. E4.2.3 Oro Centre Office/Industrial Designation a) It is the intent of this Secondary Plan to establish a substantial inventory of land that can be used for a wide variety of office and industrial land uses that will generate employment opportunities within the Township. b) Development within the 'Oro Centre Office/Industrial' designation that is adjacent to Highway 11 or the th Line shall be visually attractive and will contribute to the high quality image of Oro Centre. c) Permitted uses in the 'Ora Centre Office/Industrial' designation include: i) manufacturing, assembly, processing and fabrication uses; ii) warehousing uses; Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 17 Schedule 2 Corporate Services Committee CS 03-260 Page 22 iii) research establishments; iv) business offices; v) institutional uses such as places of worship; and, vi) outdoor storage uses. d) Accessory retail uses shall also be permitted, provided the retail component of the use does not exceed 25% of the gross floor area. e) All outdoor storage areas shall be adequately screened from adjacent roadways. E4.2.4 Oro Centre Limited Service Industrial a) It is the intent of this Secondary Plan to designate areas that may not be serviced with municipal or communal water/sewage services but that nonetheless can be used for industrial uses that will contribute to the economic health of the Township. b) Permitted uses in the 'Limited Service Industrial' designation are limited to outdoor storage uses, trucking terminals and similar uses. It is intended that the lands in this designation be primarily used for land extensive uses. The development of buildings in this designation will be discouraged and the implementing zoning by- law shall contain restrictions controlling the amount of building that can be developed on a lot. c) All outdoor storage areas shall be adequately screened from adjacent roadways. d) Outdoor recreational uses such as baseball fields and soccer fields are also permitted. E4.2.5 Highway 11 Special Policy Area a) It is the intent of this Secondary Plan to ensure that lands required by the Ministry of Transportation for their Highway network be identified and protected from future incompatible development. b) It is recognized that a number of existing uses were located in the Highway 11 Special Policy Area on the date that this Secondary Plan was approved. It is a policy of this Secondary Plan that these existing uses be recognized as legal non-conforming uses by the Township. Such uses shall be subject to Section E4.7.2 (Existing Land Uses) of the Official Plan. Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 18 Schedule 2 Corporate Services Committee CS 03-260 Page 23 c) The development of new buildings, structures or uses on lands within this designation' is not permitted. Minor additions to existing buildings may be considered, subject to the approval of the Ministry of Transportation. E4.2.6 Environmental Protection One Designation a) It is the intent of this Secondary Plan that all lands designated 'Environmental Protection One' shall be subject to the permitted uses and policies of Section 01 of the Oro-Medonte Official Plan. E4.2.7 Agricultural Designation a) It is the intent of this Secondary Plan that all lands designated 'Agricultural' shall be subject to the permitted uses and policies of Section 02 (Agricultural) of the Oro-Medonte Official Plan. E4.2.8 Commercial Designation a) It is the intent of this Secondary Plan that all lands designated 'Commercial' shall be subject to the permitted uses and policies of Section 08 (Commercial) of the Oro-Medonte Official Plan. E4.3 SEWER AND WATER SERVICES While it is the intent of the Township that most of the new development will be provided with communal water and sewage treatment facilities, it is recognized that to start the initial phases of development, smaller stand-alone systems may be appropriate and feasible. Therefore, in the absence of communal servicing, stand-alone systems may be considered to service uses in the 'Oro Centre Commercial' and 'Oro Centre Office/Industrial' designations provided that the Township is satisfied that i) the use conforms to the designation provided in this Secondary Plan; ii) the proposed servicing system is economical to operate and has no adverse impact on the environment; and, iii) the proposed servicing system will either be abandoned or form part of a larger communal system servicing Ora Centre as development occurs. a) Under no circumstances will the Township approve development on the basis of a servicing strategy that precludes the establishment of a comprehensive communal servicing system in Ora Centre in the future. Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 19 Schedule 2 Corporate Services Committee CS 03-260 Page 24 b) The development of any new use in the 'Oro Centre Commercial' and 'Ora Centre Office/Industrial' designations shall be contingent on the preparation and the approval of a servicing strategy for the quadrant in which the proposed use is located. It is recognized that, as a result of the plans of the Province of Ontario to widen and upgrade the Highway 11, three of the four quadrants are capable of being developed. The strategy will have to consider the maximum amount of sewage that could be generated in the quadrant and wilt have to recognize that the maximum amount of effluent that can be generated in the Secondary Plan Area is approximately 380m3 of sewage per day, given current knowledge, The boundaries between the 'Ora Centre Limited Service Industrial' and the 'Oro Centre Commercial' and 'Ora Centre Officellndustrial' designations is considered to be flexible for the purposes of the strategy. c) Any servicing strategy must take into account the previously approved strategies and aim for a master servicing arrangement for Oro Centre. In addition, the servicing strategy must consider the impacts of development, from a servicing perspective, on the other areas set aside for development. The servicing strategy shall also consider the functional servicing relationships between quadrants to determine how services/facilities that may be connected later on can be designed to be as adaptable as possible. d) If a private sewage system is deemed to be desirable and feasible for the first use in a quadrant, the sewage treatment system must either be the first stage of a communal system that facilitates future expansion or a self sufficient private system that will be abandoned when a communal system is established in the future. If the system is intended to be abandoned in the future once a communal system is established elsewhere, the Township will require the proponent to contribute financially to the establishment of a larger system through agreement. e) In order to ensure that a number of 'interim' servicing schemes are not established, it shall be a policy of this Plan that when the second development proceeds, a communal facility must be established which is designed to accommodate all development in the quadrant. The first development must be incorporated into the communal facility at this time. It is recognized that the conversion of a stand-alone system into a system servicing more than one use may be subject to the requirements of the Environmental Assessment Act. In this case the proponent would be responsible to implement the necessary process under the Class EA. Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 20 Schedule 2 Corporate Services Committee CS 03-260 Page 25 D The servicing strategy must also recognize that a reasonable amount of servicing capacity should be assigned to each quadrant, with the amount of capacity being generally related to the land area in the quadrant. which is net of roads, other infrastructure and environmental protection areas. This will ensure that all of the servicing capacity is not taken up in one quadrant. g) The development of any new use in the Secondary Plan Area shall be supported by a water resource management report. The purpose of such a report is to investigate the impacts of any proposed water taking on water quality and quantity and provide recommendations on: i) how to maintain or enhance the natural hydrological characteristics of the water resource; ii) how to minimize or eliminate the effect of the proposed use on the groundwater recharge function; iii) how to minimize or eliminate the effect of the proposed use on the quality and quantity of drinking water in adjacent private and municipal wells; iv) how to maintain or enhance sensitive groundwater recharge/discharge areas, aquifers and headwater areas; v) whether it is required to monitor water budgets for groundwater aquifers and surface water features; and, vi) how to ensure that the quality of the watercourses affected by the development are maintained. h) It is the intent of this Secondary Plan that uses in 'Oro Centre Limited Service Industrial' designation generate a minimal amount of effluent. On this basis, any application for development in this area must be supported by a hydrogeological assessment which confirms that a minimal amount of water and effluent will be generated. The assessment must also identify the impacts of the proposed use on the ability of the uses within the 'Oro Centre Commercial' and 'Oro Centre Office/Commercial' designation to be serviced by full communal water and sewer services Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 21 Schedule 2 Corporate Services Committee CS 03-260 Page 26 E4.4 THE TRANSPORTATION NETWORK a) It is the intent of the Township to ensure that the road system operates safely, efficiently and reliably. b) The road system must be developed in a cost-effective manner. Infrastructure should be affordable and funded through municipal taxes, development charges and/or other appropriate means. c) Schedule 'A' identifies the existing and ultimate road network. The right.of-way widths for the various roads within Oro Centre are generally as follows: i) Highway 11 - To be determined by the Ministry of Transportation; ii) y'h Line - 26 metres; and. iii) Service Roads - 20 to 26 metres. d) The exact location and configuration of the proposed service roads will be determined during the development approval process. e) All new road allowances shall be dedicated to the municipality during the development approval process. f) The timing of the improvements to Highway 11 contemplated by the Ministry of Transportation were unknown at the time this Secondary Plan was approved. The Province will be responsible for the upgrading of Highway 11. The Province and the Township will share in the cost of the upgrade to the y'h Line interchange based on benefiting needs. At the time this Secondary Plan was approved, a cost sharing agreement between the Province and the Township had not been established. Such an agreement. which specified the responsibilities of the Province and the Township and stipulating the trigger for required improvement will be required before any development proceeds in Oro Centre and before any of the lands are zoned to permit development. With respect to access to abutting properties, there will be a need for agreements between the Province. the Township and developers respecting individual access by a service road to abutting properties. g) All new uses will be directly accessed by service roads Interim entrances to the y'h Line may be permitted in advance of service road construction. subject to the approval of the Ministry of Transportation. Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 22 Schedule 2 Corporate Services Committee CS 03-260 Page 27 E4.5 STORMWATER MANAGEMENT All commercial, industrial and institutional development proposals shall be supported by a Stormwater Management (SIJJM) report. The content and depth of the SWM report shall be determined when the development is proposed. It will be one of the objectives to show how the runoff from development will be managed to maintain or improve the receiving watercourse and its ecological functions. The SWM Report shall be prepared by a qualified professional to the satisfaction of the Township and the appropriate agencies and be prepared in accordance with The Stormwater Management Practices Planning and Design Manual (1994) or its successor and shall: a) provide recommendations on a stormwater quantity system which ensures that post-development run-off rates will not be greater than the pre-development run- off rates for storms up to and including the 1: 1 00 year storm event; b) document the possible impacts of development on watershed flow regimes including their interconnection with groundwater resources; c) provide recommendations on how to maintain pre-development water quality and improve the quality of run-off where appropriate; d) determine and describe the necessary measures required to be undertaken during construction to mitigate the potential negative impact of development All stormwater management facilities in a Plan of Subdivision shall be placed in the Environmental Protection Zone in the implementing zoning by-law to reflect the potential for these lands to be flooded and to ensure that their intended use is recognized. Stormwater management facilities for condominium developments and other large single uses may be privately owned and maintained. Agreements with the municipality may be required as a condition of approval, to provide for their continued maintenance. E4.6 IMPLEMENTATION E4.6.1 General a) This Plan shall be implemented through, but not be limited to, the following measures pursuant to the appropriate sections of the Planning Act and the Development Charges Act: i) the processing of individual draft plans of subdivision/condominium, part lot control exemptions and consents; Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 23 Schedule 2 Corporate Services Committee CS 03-260 Page 28 Ii) the enactment of zoning by-laws; iii) the preparation and approval of site plans in accordance with the policies of this Plan, including the execution of site development agreements; iv) the use of holding zone provisions; v) the dedication of parkland or cash-in-lieu of parkland; and, vi) the enactment of an area-specific development charge by-law. E4.6.2 Requirements for Development Applications a) In evaluating development applications throughout Oro Centre, the Township shall consider: i) the adequacy of proposed parking areas and access points and the impact of the proposed use on the operation of Highway 11; ii) the traffic impacts on adjacent existing and/or approved land uses; iii) the availability of a water supply and appropriate interim or communal sewer services; IV) the suitability of the proposed stormwater management facilities; and, v) the degree of compatibility with adjacent existing and/or approved land uses in proximity to the proposed use. b) Prior to the approval of any development application, the Township may require the preparation of any or all of the following studies: i) a traffic impact study; ii) a stormwater management plan; iii) a master servicing study; iv) a master development and phasing plan; v) a landscape master plan; VI) an archaeological survey of the lands; and/or, Official Plan Amendment No. 1 S Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 24 Schedule 2 Corporate Services Committee CS 03-260 Page 29 vii) a comprehensive site plan dealing with some or all of the following matters: the height and massing of buildings; the distribution of uses and densities; the vehicular circulation network; and, signage, streetscape amenity elements and lighting. E4.6.3 Zoning By-law a) Zoning for Oro Centre will be established in response to individual development applications. As such, and where required, all new development shall proceed by way of site specific zoning amendments. b) The Township may designate a holding zone with the prefix 'H' and specify the future uses of these lands that, at the present time, are considered premature or inappropriate for development for anyone or more of the following reasons: i) community services and facilities such as the proposed sewage treatment facilities, stormwater management facilities and water supply are insufficient to serve the proposed development or are inappropriate based on the policies of this Plan; ii) transportation facilities are inadequate or inappropriate based on anticipated traffic; iii) the number and/or location of access points to the site are inadequate and incapable of functioning safely and efficiently; iv) where development relies upon other matters occurring first, such as the consolidation of land ownership, to ensure the orderly development of the project and/or the securing of funding for infrastructure, services or outstanding application processing fees; v) supporting studies as required on matters related to traffic, soils, protection of any site features, environmental constraints or design features prior to development approval; and, vi) removal of the 'H' prefix will depend on meeting the specific conditions as identified by Council within the holding zone by-law. Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 25 Schedule 2 Corporate Services Committee CS 03-260 Page 30 E4.6.4 Site Plan Control All lands within Oro Centre shall be subject to Site Plan ControL E4.6.5 Subdivision Control a) Subdivision Control encompasses draft plan of subdivision/condominium, consents and part lot control exemptions. b) Plans of subdivision/condominium shall only be recommended for approval which: i) conform with the policies and designations of this Plan; ii) can be provided with adequate services and facilities as required by the policies of this Plan; and, iii) are not premature and are in the best interest of the municipality. c) Subdivision of land shall generally take place by plan of subdivision/condominium. Consents shall only be permitted: i) for technical or legal purposes; or, ii) where the municipality is satisfied that the consent will not prejudice the ultimate subdivision of land or the principles set out in this Plan and the Township's land use policy. d) Part Lot Control exemptions shall generally be permitted for technical or legal purposes, such as the creation of easements and rights-of-way. Where used to create lots, Council shall be satisfied that all necessary agreements are in place to ensure that appropriate development occurs and that the municipal interest is protected. E4.6.6 Development Agreements a) Development Agreements based on the policies of this Plan and the findings of any other studies deemed necessary by the Township, shall be entered into by the benefiting parties and approved by the Township as a condition of the ap- proval of development applications. b) Such agreements shall ensure that the necessary approvals and the required contributions of funds, lands and commitments for services will be in place and operative prior to, or coincident with occupancy and use of land. Items which may be addressed in the Development Agreements include Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 26 Schedule 2 Corporate Services Committee CS 03-260 Page 31 i) open space and environmental features; ii) water supply; iii) wastewater collection; iv) stormwater management; v) road infrastructure improvements; vi) road right-of-way dedications; and, vii) other utilities. c) If difficulties or undue delays are encountered with respect to the preparation of the required Development Agreements among two or more proponents, the Township may be requested to attempt to resolve such difficulties or delays. Where resolution of such problems is not deemed feasible by the Township or is not possible even with the Township's intervention, the Township may approve al- ternative mechanisms to satisfy the intent of the applicable policy. E4.7 INTERPRETATION E4.7.1 General a) This Plan is a statement of policy. It is intended as a guide to the development of Oro Centre. Some flexibility in interpretation is permitted. provided the general intent of the goals and policies of this Plan are maintained. b) The various items identified on Schedules 'A' are intended to show general areas and the boundaries are flexible and may vary without Amendment to the Plan, except where designations are established by fixed boundaries such as river val- leys and roads or where specifically stated to be fixed in the policies of this Plan. c) Where lists or examples of permitted uses are provided, they are intended to indicate the possible range and type of uses that are to be considered. Specific uses not listed. but considered by the Township to be similar to the listed uses and to conform to the general intent of the applicable land use designation may be recognized as a permitted use and recognized in the implementing zoning by- law. d) Minor variations from numerical requirements in the Plan may be permitted without an Amendment provided that the general intent of the Plan is maintained. Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 27 Schedule 2 Corporate Services Committee CS 03-260 Page 32 E4. 7.2 Existing Land Uses a) Existing land uses throughout Ora Centre are expected to continue to exist in the short to mid-term, and in some cases, in the long-term. Therefore, uses that existed prior to the approval of this Plan, and which do not conform with the land use policies of this Secondary Plan, shall be deemed to be legal non-conforming uses. b) Minor extensions or expansions of such uses shall be permitted without Amendment to this Plan, provided that the intent of this Plan is not compromised and the tests prescribed below are met. In consideration of such matters particular attention shall be given to ensuring that: o the desire for communal water and sewage treatment facilities is not compromised or precluded in the long-term by the expansion or change; ii) the road pattem envisioned by this Plan is not compromised or precluded in the long-term by the expansion or change; iii) the expansion or change improves an existing and identified problem iv) that the proposed expansion or enlargement of the existing use shall not unduly aggravate the situation created by the existence of the use, especially in regard to the requirements of the zoning by-law; v) that the characteristics of the existing use and the extension or enlargement shall be examined with regard to noise, vibration, fumes, smoke, dust, odour, lighting, parking and traffic generation; vi) that the neighbouring uses will be protected where necessary by the provisions for landscaping, buffering or screening, devices and measures to reduce nuisances and, where necessary, by regulations for alleviating adverse effects caused by outside storage, lighting or advertising signs; vii) provisions and regulations that may be applied to the proposed extension or enlargement are extended, where feasible, to the existing use in order to improve its compatibility with the surrounding area; and, vii) that in all cases where an existing use seriously affects the amenity of the surrounding area, consideration shall be given to the possibility of ameliorating such conditions, as a condition of approving an application for extension or enlargement of the existing use, especially where public health and welfare are directly affected. Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 28 Schedule 2 Corporate Services Committee CS 03-260 Page 33 PART III: THE APPENDICES (this is not an operative part of Official Plan Amendment No. 15) Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 29 "1' ~ Q,j t)lJ ~ =- Q \C M I ~ Q en U Q,j Q,j .... .<: s s o U '" Q,j c.I "E Q,j en Q,j .... ~ "" o Q. "" o U ~ 1 Scale tflXO ~oo a SIlVey) M Q,j :; "0 Q,j ..c c.I en ------....- --- TOWNSHIP OF ORO-MEDONTE ORO-CENTRESECONDARYPLAN SCHEDULE 'A' LEGEND D Oro Centre Commercial _ Ora Centre OtIicellndustrial D Ora Centre limned Service Industrial D Environmental Protection D Highway 11 Spadal Po~cy AIea _ Commercial D Agricultural MERIDIAN ~toI'ta.I.f""""'loIIC.. I<Y1W Schedule 3 Corporate Services Committee CS 03-260 Page 1 Modifications to Official Plan Amendment: I Section Wordinf( Modification P.13 "Al1 references to the Oro.Centre Delete all references to "Oro Centre Secondary Item 2 Industrial commercial designation Plan" on an schedules and add the appropriate on the schedules to this Plan are designations to Schedule A9. deleted. " P. 13 "Section CLl3 is deleted..." Move Section Cl.13 to Section C2 and renumber i lItem 3 accordingly. I p. 13 "A new Section, Section E4... " Delete "E4" and replace it with "ES". lItem 4 P.14 "...according to the policies of the Delete "the Oro-Medonte Official" and insert "this." S. Oro.Medonte Official Plan." E4.1.3.Land Use (b) p. 15 S. "Environmental Protection" Insert the number "1" after "protection" E4.2.1(vii) p. 18 S. "It is the intent of this Secondary Delete the word "may" and replace it with "shalL" E.4.2.4(a) Plan to designate areas that may not be serviced with municipal or communal water/sewage services" . p. 18 S. 2nd line".. .and similar uses." Insert the word "industrial" after the word "similar." E4.2.4(b) p. 19 S. "development of new buildings, After the word permitted insert the fonowing: E4.2.S(c) structures. . .is not permitted." "except following the removal of the Hold symbol within the zone once it has been demonstrated that the proposed structural alteration to the property will not negatively impact the future development of the area." p. 19 S. "the proposed servicing system will Insert the word "properly" in front of "abandoned". E4.3(iii) either be abandoned... " p. 21 S. "The purpose of such a report is to Insert "and/or sewage disposal to the ground" after E4.3(g) investigate the impacts of any the word "taking" proposed water taking on water Insert "surface and ground after the word "on." quality and quantity... " "For section insert "and discharge" after the word "ii) how to minimize or eliminate "recharge. " the effect of the proposed use on the groundwater recharge function;" Schedule 4 Corporate Services Committee CS 03-260 Page 1 MERIDIAN PlANNING CONSUlTANTS INC. Page 1 of 1 Date: Oro-Medonte Council Nick McDonald September 17, 2003 To: From: Subject: Oro Centre Secondary Plan Job Number: 1476 BACKGROUND As Council may recall, the Oro Centre Secondary Plan has been under development over the last few years. OPA #15 (the Oro Centre Secondary Plan) was adopted by Council by By-law 2002- 139 on December 18, 2002. The County of Simcoe has reviewed the Secondary Plan and has made a number of very minor suggestions on how the Secondary Plan can be changed to respond to agency comments on the document. The County of Simcoe letter is attached to this report. ANALYSIS On the basis of the comments made by the County of Simcoe, all of the proposed changes are considered to be acceptable since they do not affect the general intent of the Secondary Plan. A version of the Council adopted OPA showing the minor changes is attached to this report. RECOMMENDATION It is recommended that: . This report be received; . The suggested modifications to OPA #15 be supported; and, . The County of Simcoe be asked to approve the Oro Centre Secondary Plan (OPA 15) as soon as possi Ie. (l1(~ Nick McDonald, Partner NM/jrw Page 1 113 Collier Street, Barrie, Ontario L4M 1H2 Phone: (705) 737-4512 Fax: (705) 737-5078 Schedule 4 Corporate Services Committee CS 03-260 Page 2 TOWNSHIP OF ORO-MEDONTE REGULAR COMMIl I t:E OF THE WHOLE MEETING MINUTES Wednesday, September 24,2003 @ 9:07 a.m. Robinson Room Present: Mayor J. Neil Craig Deputy Mayor Walter Dickie Councillor Don Bell Councillor Ralph Hough Councillor Paul Marshall Councillor Harry Hughes Councillor Ruth Fountain Staff Present: Jennifer Zieleniewski, CAO; Marilyn Pennycook, Clerk; Keith Mathieson, Director of Engineering/Environmental Services; Paul Gravelle, Treasurer; Chris Carter, Recreation Co-ordinator; Jerry Ball, Public Works Superintendent; Joe Casey, Deputy Fire Chief; Nick McDonald, Meridian Planning Consultants Inc. Also Present: Dave Morris, Paul Daoust, Etti Mountain, Norma Fournier, Jim Edwards, Lauren & Domenic Natale, Bryan & Andrea Davidson, Rick Jones, Heather Black, David White, Greg Howard, John Waugh 1. NOTICE OF ADDmONS TO AGENDA: Motion No. CW-1 Moved by Dickie, Seconded by Hough It is recommended that the following items be added to the agenda for consideration: 7. FINANCE, ADMINISTRATION AND FIRE: c) Report No. ADM 2003-040, Marilyn Pennycook, Clerk, re: Remuneration and Rates for Personnel and Facility Rental, 2003 Election. d) Deputy Mayor Dickie, re: Request for OPP Presence. 8. PUBLIC WORKS: a) Report No. PW 2003-11, Jerry Ball, Public Works Superintendent, re: Tender Contracts for a Replacement Grader. b) Report No. PW 2003-12, Jerry Ball, Public Works Superintendent, re: Washout of O'Brien Street - Shanty Bay. c) Report No. PW 2003-13, Jerry Ball, Public Works Superintendent, re: "Spooky Seneca" - Request for Road Closure and Road-Side Parking for Event on October 31, 2003. 9. ENGINEERING & ENVIRONMENTAL SERVICES: a) Deputy Mayor Dickie, re: Taking of Surface Water. Carried. Schedule 4 Corporate Services Committee CS 03-260 2. ADOPTION OF THE AGENDA: Page 3 Janette Teeter Reply letter. Harold Daynard Web posting. Motion No. CW-2 Moved by Hough, Seconded by Dickie It is recommended that the agenda for the Committee of the Whole meeting of Wednesday, September 24, 2003 be received and adopted. Carried. 3. DISCLOSURE OF PECUNIARY INTEREST AND THE GENERAL NATURE THEREOF: - "IN ACCORDANCE WITH THE ACT" None. 4. RECEIPT OF ACCOUNTS: None. 5. DEPUTATIONS: a) Mr. Rick Jones, Principal, The Jones Consulting Group Ltd., re: UCCI Consolidated Companies Inc. Application, P-115/01. Motion No. CW-3 Moved by Dickie, Seconded by Bell It is recommended that the information from Mr. Rick Jones, Principal, The Jones Consulting Group Ltd., re: UCCI Consolidated Companies Inc. Application, P-115/01 be received. Carried. 6. CORRESPONDENCE: a) Orillia Public Library, correspondence dated September 11, 2003 re: Proclamation Request, Ontario Public Library Week, October 20-26, 2003. Motion No. CW-4 Moved by Hough, Seconded by Dickie It is recommended that the correspondence dated September 11, 2003 from Orillia Public Library, re: Proclamation Request, Ontario Public Library Week be received, that the Township of Oro- Medonte proclaim the week of October 20-26,2003 as Ontario Public Library Week and further that the Proclamation be declared on the Township's website. Carried. Page 2 Committee of the Whole Meeting - September 24, 2003 Schedule 4 Corporate Services Committee CS 03-260 Page 4 Chris Carter Prepare report, bring forward any past corresp. requesting park in area with report. Janette Teeter Receipt letter. Janette Teeter Receipt letter. b) The Family of Marilyn Birch, correspondence dated September 10, 2003 re: letter of appreciation. Motion No. CW-5 Moved by Dickie, Seconded by Bell It is recommended that the correspondence dated September 10, 2003 from The Family of Marilyn Birch, re: letter of appreciation be received. Carried. c) Karen Penrose, correspondence dated September 16, 2003 re: Playground Request for Harbourwood Estates Subdivision. Motion No. CW-6 Moved by Hough, Seconded by Dickie It is recommended that the correspondence dated September 16, 2003 from Karen Penrose, re: Playground Request for Harbourwood Estates Subdivision be received and referred to staff for a report. Carried. d) Etti Mountain, Ice Convenor, Oro Minor Hockey, correspondence dated September 11, 2003 re: Ice Time. Motion No. CW-7 Moved by Bell, Seconded by Hough It is recommended that the correspondence dated September 11, 2003 from Etti Mountain, Ice Convenor, Oro Minor Hockey, re: Ice Time be received. Carried. Page 3 Committee of the Whole Meeting - September 24, 2003 Schedule 4 Corporate Services Committee CS 03-260 7 FI~NCE, ADM'NI~TR4T10N ANn FIRF' Page 5 a) Councillor Hughes, Discussion re: Oro-Medonte Community Arena Ice Time (Council Meeting, September 17, 2003). Presentation by P. Daoust, President, Fire Fighters Hockey Association. Motion No. CW-8 Moved by Dickie, Seconded by Hough It is recommended that the information from Councillor Hughes and the correspondence and presentation from Mr. P. Daoust re: Oro-Medonte Community Arena Ice Time be received. Carried. b) Oro-Medonte Recreation Advisory Committee, minutes of September 11, 2003 meeting. Motion No. CW-9 Moved by Hough, Seconded by Bell It is recommended that the minutes of September 11, 2003 meeting of Oro-Medonte Recreation Advisory Committee be received. Carried. c) Report No. ADM 2003-040, Marilyn Pennycook, Clerk, re: Remuneration and Rates for Personnel and Facility Rental, 2003 Election. Motion No. CW-10 Moved by Bell, Seconded by Hough It is recommended that Report No. ADM 2003-040, Marilyn Pennycook, Clerk, re: Remuneration and Rates for Personnel and Facility Rental, 2003 Election be received and adopted, and further that the rates for the 2003 Election be established as: Voting Places Deputy Returning Officers Election Officials (Poll Clerks) Standby DRO and Election Officials Election Assistant $85.00 (plus $20.00 for each additional poll) $200.00 (plus mileage for pick-up of ballot boxes: $150.00 (all inclusive) $90.00 (all inclusive) $175.00. Carried. Page 4 Committee of the \M1ole Meeting - September 24, 2003 . Schedule 4 Corporate Services Committee CS 03-260 Page 6 d) Deputy Mayor Dickie, re: Request for Procedure for OPP Presence re: Enforcement of Speed Limits. Discussion. 8. PUBLIC WORKS: a) Report No. PW 2003-11, Jerry Ball, Public Works Superintendent, re: Tender Contracts for a Replacement Grader. Motion No. CW-11 Moved by Marshall, Seconded by Hughes It is recommended that Report No. PW 2003-11, Jerry Ball, Public Works Superintendent, re: Tender Contracts for the Purchase of a New Grader be received and adopted, that the five year Lease Agreement with Toromont Cat be accepted at a cost of $1,840.54, plus taxes, for a Model 160H grader, that the Public Works Superintendent notifies all contractors accordingly, and further that the Clerk prepares the appropriate By-law. Carried. b) Report No. PW 2003-12, Jerry Ball, Public Works Superintendent, re: Washout of O'Brien Street - Shanty Bay. Motion No. CW-12 Moved by Fountain, Seconded by Marshall It is recommended that Report No. PW 2003-12, Jerry Ball, Public Works Superintendent, re: Washout of O'Brien Street - Shanty Bay be received and adopted, that improvements to both the road surface and drainage on O'Brien Street and Brook Street be considered in the 2004 budget deliberations, and further that the Public Works Superintendent advise Mr. and Mrs. Winter accordingly. Carried. Page 5 Committee of the Whole Meeting - September 24,2003 .. Schedule 4 Corporate Services Committee CS 03-260 Page 7 c Re ort No. PW 2003-13, Jer Ball, Public Works Su erintendent, re: uS oak Seneca" - Request for Road Closure and Road-Side Parking for Event on October 31, 2003. Jerry Ball Proceed accordingly. Marilyn Pennycook Prepare by-law. Jennifer Zieleniewski I Paul Gravelle Invoice. Motion No. CW-13 Moved by Hughes, Seconded by Fountain It is recommended that Report No. PW 2003-13, Jerry Ball, Public Works Superintendent, re: "Spooky Seneca" - Request for Road Closure and Road-Side Parking for Event on October 31,2003 be received and adopted, that the Clerk be authorized to prepare the necessary By-law to temporarily close Seneca Lane from Huronwoods Drive to the cul-de-sac, from 6:00 p.m. to 10:00 p.m. on October 31, 2003, that the organizers of USpooky Seneca" notify all emergency personnel of this road closure, that the Public Works Superintendent provide road closure barricades for this event, and further that the Public Works Superintendent notifies Ms. Karen McLeod accordingly. Carried. d) Council unanimously agreed to add to the agenda, Councillor Marshall, re: repairs to the 2nd Line Shanty Bay boat launch. Motion No. CW-14 Moved by Marshall, Seconded by Hughes It is recommended that Jones Construction be presented with an invoice for the amount of repairs to the 2nd Line Boat Launch not to exceed $10,000.00. Carried. Recorded Vote Requested by Councillor Marshall Councillor Marshall Yea Councillor Bell Yea Deputy Mayor Dickie Yea Councillor Fountain Yea Councillor Hough Yea Councillor Hughes Yea Mayor Craig Yea 9. ENGINEERING & ENVIRONMENTAL SERVICES: a) Deputy Mayor Dickie, re: Jurisdictions re: Taking of Surface Water. Discussion. Page 6 Committee of the W10le Meeting - September 24,2003 . Schedule 4 Corporate Services Committee CS 03-260 Page 8 10. BUILDING, PLANNING AND DEVELOPMENT: a) Report No. PD 2003-016, Andy Karaiskakis, Junior Planner, re: Committee of Adjustment Decisions from September 11, 2003. Motion No. CW-15 Moved by Marshall, Seconded by Fountain It is recommended that Report No. PD 2003-016, Andy Karaiskakis, Junior Planner, re: Committee of Adjustment Decisions from September 11, 2003 be received. Carried. b) Report to Oro-Medonte Council dated September 16, 2003, Nick McDonald, Meridian Planning Consultants Inc., re: UCCI Application - P115/01. Nick McDonald I Marilyn Motion No. CW-16 Pennycook Bring forward to Moved by Fountain, Seconded by Marshall future meeting. It is recommended that the Report to Oro-Medonte Council dated September 16, 2003 from Nick McDonald, Meridian Planning Consultants Inc. and the Draft OPA #18, re: UCCI Application - P115/01 be received and that OPA #18 be brought forward at a future meeting. Carried. c) Report to Oro-Medonte Council dated September 17, 2003, Nick McDonald, Meridian Planning Consultants Inc., re: OPA #15, Oro Centre Secondary Plan. Nick McDonald Motion No. CW-17 + Proceed accordingly. Moved by Hughes, Seconded by Fountain It is recommended that the Report to Oro-Medonte Council dated September 17, 2003 from Nick McDonald, Meridian Planning Consultants Inc., re: OPA #15, Oro Centre Secondary Plan be received, the suggested modifications to OPA #15 by the County of Simcoe be incorporated; and further that The County of Simcoe be asked to approve the Oro Centre Secondary Plan (OPA #15) as soon as possible. Carried. Page 7 Committee of the Whole Meeting - September 24. 2003 Schedule 4 Corporate Services Committee CS 03-260 Page 9 11.IN-CAMERA: None. 12. ADJOURNMENT: Motion No. CW-18 Moved by Marshall, Seconded by Hughes It is recommended that we do now adjourn at 11 :45 a.m. Carried. Clerk, Marilyn Pennycook Mayor, J. Neil Craig Page 8 Committee of the INhale Meeting - September 24, 2003 ,.c. ~ " co', -'iGO ,;',. ..~. .~C'''' ..,:: ""'''!"'''''''''" ,7't '~+'" I /'~'" "';~"!(L;U);.~<>;%"- >-...\ !",,~ u~ U~ The Corporation of the County of Simcoe (705) 726-9300 Fax.' (705) 727-4276 Beeton Area: (905) 729-]]9../ E-mail: planning(g/counZv.slmcoe.on.ca CORPORA IE SER VICES DEPARTMENT Planning Division Telephone EWensio}l 255 December 15, 2003 11 j () Ihghwa'.](; >Jdmimslrallon Centre Alidhursl, OntarIO LOL 1.\"0 Ms. Marilyn Pennycook Clerk Township ofOro-Medonte PO Box 100 Oro, Ontario LOL2XO "'-" Dear Ms Pennycook: Status of Decision on Amendment No. 15 to the Official Plan for the Township ofOro-Medonte, File No.: OM-OPA-0215 This letter is further to the Notice of Decision given on November 12, 2003 under Subsection 17(34) and (35) of the Planning Act with respect to Amendment No. 15 to amend the Official Plan for the Township ofOro-Medonte. It is intended to provide you with the status of the Decision on the Official Plan Amendment pursuant to Subsections 17(36) and (38) of the Planning Act which pertain to appeals, when decisions become final, and when approvals come into effect. Please be advised that no appeals were lodged within the 20 day appeal period. I. All of Amendment No. 15 to the Official Plan for the Township ofOro-Medonte adopted by By-law No. 2002-139, and modified by Schedule 3 to CS 03-260 is approved and came into force on December 9,2003. Enclosed for your records are the Notice of Decision and Amendment No. 15 to the Official Plan for the Township ofOro-Medonte. Should you have any questions regarding the above information, please contact June Little at (705) 726-9300 - Extension 255. Y ourSw;::rul , 1/ d Manue Kerr Secretary Ms Pennycook Page 2 C. Mr Tim Haldenby, MMAH Ms. Jennifer Sharpe, Simcoe Muskoka Catholic District School Board Ms. Holly Spacek, County of Simcoe District School Board Mr. Nick McDonald, Meridian Planning Consultants Enclosures (1) File No.: Municipality.: Location: OM-OPA-0215 Township of Oro-Medonte 111 Hectares Centred on the Interchange of Highway 11 and the 7'" Concession, former Oro Date of Decision: Date of Notice: Last Date of Appeal November 12, 2003 November 18, 2003 December 8, 2003 NOTICE OF DECISION With Respect to an Official Plan Amendment Subsection 17(35) and 21 of the Planninq Act A decision was made on the date noted above to approve all of Amendment No. 15 to the Official Plan for the Township of Oro-Medonte, as adopted by By-law number 2002-139, and modified by Schedule 3 to CS 03-260. Purpose and Effect of the Official Plan Amendment The purpose and effect of the Official Plan Amendment is outlined in the attached documentation. A copy of the decision is attached. When and How to File An Appeal Anv appeal to the Ontario Municipal Board must be filed with the Clerk of the Countv of Simcoe no later than 20 davs from the date of this notice as shown above as the last date of appeal. The notice of appeal should be sent to the attention of June Little, at the address shown below and it must: (1) set out the specific part of the proposed official plan amendment to which the appeal applies, (2) set out the reasons for the request for the appeal, and (3) be accompanied by the fee prescribed under the Ontario Municipal Board Act in the amount of $125.00, payable by certified cheque to the Minister of Finance, Province of Ontario. Who Can File An Appeal Only individuals, corporations or public bodies may appeal the decision of the County of Simcoe to the Ontario Municipal Board. An appeal may not be filed by an unincorporated association or group. However, a notice of appeal may be filed in the name of an individual who is a member of the association or group. When the Decision is Final The decision of the County of Simcoe is final if a Notice of Appeal is not received on or before the last date of appeal noted above. Getting Additional Information Additional Information about the application is available for public inspection during regular office hours at the County of Simcoe at the address noted below or from the office of the municipality noted above. Mailing address for Filing a Notice of Appeal County of Simcoe Administration Centre Midhurst, Ontario LOL 1XO Attention: Telephone: Fax: June Little, Senior Planner (705) 726-9300 - Ex!. 255 (705) 727-4276 November 12, 2003 COUNTY OF SIMCOE CORPORATE SERVICES COMMITTEE RESOLUTION Delegated under the Authority of the Planninq Act AACI/ 0." ,} ,Itl. Councillor r IK &. G-- K-X'B- Councillor C;;A-7~ THAT Official Plan Amendment No. 15 to the Township of Oro-Medonte Official Plan, as adopted by Township of Oro-Medonte By-law No. 2002-139, and modified by Schedule 3 to CS 03-260, be approved; MOVED BY: SECONDED BY: AND THAT Notice of Decision be provided in accordance with the Planning Act. Carried Defeated 0 Chairman, Corporate Services Committee COUNTY OF SIMCOE ITEM FOR: SECTION: CORPORATE SERVICES COMMITTEE Planning - Delegated Authority ITEM NO. CS 03-260 MEETING DATE: SUBJECT: November 12, 2003 Oro-Medonte Official Plan Amendment 15 RECOMMENDATIONS: THA T Official Plan Amendment No. 15 to the Township of Oro-Medonte Official Plan, as adopted by Township of Oro-Medonte By-law No. 2002-139. and modified by Schedule 3 to CS 03-260, be approved; AND THAT Notice of Decision be provided in accordance with the Planning Act. BACKGROUND: The following provides a summary of the Township's Official Plan Amendment: File: III hectares (274 acres) centered on the interchange of Highway 11 and the 7th Concession, fonner Oro. Please refer to Schedule 1. Township ofOro-Medonte To create a centre for employment generating land uses in proximity to the Lake Simcoe Regional Airport. Please refer to Schedule 2. OM-OPA-0215 Location: Applicant: Proposal: Issues Summary: In 1997 the Township Official Plan recognized the need to develop an industrial centre for the Township in concert with the airport to provide opportunity for economic development. This secondary plan implements that policy direction. It was developed based on studies that reviewed potential uses, environmental issues, transportation issues and servicing and stonn water issues. The resulting OP A reflects the results of these studies by: providing for a range of uses considered appropriate for the area; protecting environmentally sensitive areas; accommodating Ministry of Transportation future requirements and future roads needs; and providing for the establishment of a staged servicing scheme and a comprehensive stonn water management system. This area is recognized as a Special Development Area in the County Official Plan. This designation recognizes the potential economic benefits of comprehensively providing for development in proximity to the regional airport. The modifications proposed by Staff outlined in Schedule 3 are minor in nature and ensure the Secondary Plan is consistent with the County Official Plan and the requests of the Ministry of Transportation. November 12, 2003 Corporate Services Committee CS 03-260 Page 2 FINANCIAL ANALYSIS: Appeal of this decision may result in an Ontario Municipal Board Hearing with associated costs. SCHEDULES: The following schedules are attached and form part of this item. Schedule 1 - Location Map. Schedule 2 - Township ofOro-Medonte Official Plan Amendment No. 15, Schedule 3 - Proposed Modifications to Oro-Medonte OPA 15. Schedule 4 - Township Report and Resolution of September 24,2003. o Schedules 1 - 4 to C503-260 PREPARED BY: June Little APPROVALS: Mark Aitken, General Manager of Corporate Services Peter Finlay, General Manager of Finance Helen MacRae, Chief Administrative Officer Date: November 4, 2003 November 5, 2003 November 5, 2003 t~~~ion Ma OPA15 Township of Oro-Medonte Corp rate Services Committee CS 03-260 age N W+E 5 Schedule 2 Corporate Services Committee CS 03-260 Page 1 ORO CENTRE SECONDARY PLAN OFFICIAL PLAN AMENDMENT NO.i5 TOWNSHIP OF ORO-MEDONTE Prepared by Meridian Planning Consultants December, 2002 File #1476 Schedule 2 Ii II Ii II I , , ,I ii i' if Ii Ii II " Ii I " I. I I 1\ II II ,I 'I " " I, I il II II I 'I I I , II II 'I 11 II " I I ,I Ii II II II ., II II Ii I II I' I l' ,I , I II I, 11 II 'I Ii I, II ,I II Corporate Services Committee CS ~60 Page 2 THE CORPORATION OF THE TOWNSIllP OF ORO-MEDONTE BY -LAW NO. 2002- 1 39 ,;' , .' , , BEING A BY-LAW TO ADOPT OFFICIAL PLAN AMENDMENT NO. 15 TO THE Ii TOWNSIDP OF ORO-MEDONTE OFFICIAL PLAN II i The Council of the Corporation of the Township of Oro-Medonte, in accordance with the provision I'.! of the PJannjng Act, hereby enacts as foHows: II 1. The attached explanatory text which constitutes Amendment No. J5 to the Official Plan of Ii " the Township of Oro-Medonte, is hereby adopted. Ii The Planner is hereby authorized and directed to make application to the County of Simcoe for approval of Amendment No. J 5 to the OfficiaJ PJan of the Township of Oro-Medonte. This By-law shall come into force and take effect on the day of the final passing thereof with the approvaJ of the County of Simcoe. 2. 3. BY-LAW READ A TIllRD TIME AND FINALLY PASSED THIS 18th DECEMBER,2002. i Ii " II n DAY OF' Ii ! I, Ii j! I BY-LAW READ A FIRST AND SECOND TIME, THISl 8 DAY OF DECEMBER, 2002. THE CORPORATION OF THE TOWNSHIP OF ORO- MEDONTE 9, )(~ UiJ Mayor - J. Neil Craig I I , , I I II II Schedule 2 Corporate Services Committee CS 03-260 Page 3 TABLE OF CONTENTS CONSTITUTIONAL STATEMENT PART I - THE INTRODUCTION 1.0 2.0 3.0 4.0 BACKGROUND BASIS FOR THIS SECONDARY PLAN OPPORTUNITIES AND CONSTRAINTS LAND USE CONCEPT PART II - THE AMENDMENT E4 ORO CENTRE SECONDARY PLAN E4.1 GENERAL E4.1.1 Location E4.1.2 Purpose E4.1.3 Goals E4.2 DEVELOPMENT PLAN E4.2.1 Policies that apply to all designations E4.2.2 Ora Centre Commercial designation E4.2.3 Ora Centre Office/Industrial designation E4.2.4 Ora Centre Limited Service Industrial E4.2.5 Highway 11 Special Policy Area E4.2.6 Environmental Protection One Designation E4.2.7 Agricultural Designation E4.2.8 Commercial Designation E4.3 SEWER AND WATER SERVICES E4.4 THE TRANSPORTATION NETWORK E4.5 STORMWATER MANAGEMENT E4.6 IMPLEMENTATION E4.6.1 General E4.6.2 Requirements for Development Applications E4.6.3 Zoning By-law E4.6.4 Site Plan Contral E4.6.5 Subdivision Control E4.6.6 Development Agreements E4.7 INTERPRETATION E4. 7.1 General 1 2 2 2 4 11 13 13 13 13 13 14 15 15 15 17 18 18 19 19 19 19 22 23 23 23 24 25 26 26 26 27 27 Schedule 2 Corporate Sen-ices Committee CS 03-260 Page 4 E4. 7.2 Existing Land Uses PART III - THE APPENDICES 28 29 Schedule 2 Corporate Services Committee CS 03-260 Page 5 CONSTITUTIONAL STATEMENT Part I: The Introduction, provides general information regarding the Ora Centre Planning District and statements that provide the basis for the Official Plan Amendment Part I The Introduction does not constitute an operative part of Amendment No. 15 to the Official Plan. Part II: The Amendment, provides the details of the Official Plan Amendment Part II The Amendment, including Schedule A constitutes the Secondary Plan for the Oro Centre Planning District and is the operative part of Amendment No. 15 to the Official Plan. Part III: The Appendices, provide more specific information regarding the Amendmenl and the details of the planning and design of the Study Area. Part III: The Appendices do not constitute an operative part of Amendment No. 15 to the Official Plan. Official Plan Amendment No. lS Township of Oro-Medonte Ora Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 1 Schedule 2 Corporate Services Committee CS 03-260 Page 6 PART I: THE INTRODUCTION (this is not an operative part of Official Plan Amendment No 15) 1.0 BACKGROUND The Oro Centre Study Area has a total area of 111 hectares (275 acres). It is centred on the intersection of Highway 11 and the 7th Line. The Study Area is divided into 34 landholdings. It is currently the site of a number of commercial, residential and institutional uses. These uses are generally located on small lots located on and directly accessed by Highway 11. The Oro-Medonte municipal office is also located in this area. The lake Simcoe Regional Airport is located directly to the north of the Study Area lands to the east of the Study Area, on the north side of Highway 11, are the site of a campground. lands to the east and on the south side of Highway 11 are the site of the Burls Creek Family Event Park, where a number of recreational and entertainment events take place. lands to the south and west of the Study Area are used for agricultural purposes. 2.0 BASIS FOR THIS SECONDARY PLAN The Oro-Medonte Official Plan has recognized Oro Centre as an Important location for a variety of employment generating land uses. Policies related to economic development and, more specifically, Oro Centre, are contained within the Official Plan and provide the basis for this Secondary Plan. Economic Development to be Encouraged - It was decided by Council as part of the Official Plan Review process that economic development should be encouraged in the municipality. Below is the component of the Official Plan vision that deals with this objective: "The vast majority of the Township's residents work and shop in neighbouring Barrie and Olillia. Many jobs and dollars leave the community. Additional economic development in the Township will be encouraged by the Official Plan to reduce these outflows, provided there are nc< negative impacts on the natural environment, natural resources or rural character of the community or on the quality of life now enjoyed by the Township's residents. A decreased reliance on neighbouring centres to provide employment and shopping opportunities will help foster a sense of community in the Township Additional economic activity will be encouraged by designating lands in the vicinity of the Lake Simcoe Regional Airport for industrial and commercial purposes and by permitting home occupations and home industries in the rural area. ,. Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December. 2002 2 Schedule 2 Corporate Services Committee CS 03-260 Page 7 On the basis of the above vision, the following economic development goals are contained within the Official Plan: Development resulting in an increase in economic activity in the Township shall be encouraged, provided such development does not have a negative impact on the natural environment, natural resources and rural character of the community. The role of the Lake Simcoe Regional Airport in the regional economy is to be strengthened wherever possible to stimulate local economic activity. The concentration of economic activity along Highway 11 will be encouraged and one new area for commercial and industrial development and new forms of retailing activity will be located at or near the intersection of the 7th Line and Highway 11 to take advantage of the location of the airport. Lands Designated Oro Centre Industrial/Commercial - In order to implement the above economic development goals, it was decided to designate one central area in the municipality for employment uses. On the basis of a review of potential locations along Highway 11, it was decided that the most appropriate location for such an employment area would be in Oro Centre since it is: located adjacent to the Lake Simcoe Regional Airport, which has the potential to attract commercial and industrial uses to the area; centrally located between the City's of Barrie and Orillia and as a result, has the potential of attracting uses that serve both of those markets; and, located at an interchange with Highway 11. As a result, the Study Area was designated Oro Centre Industrial/Commercial in the new Official Plan. Permitted Uses - Permitted uses in the Oro Centre IndustriallCommercial designation include: manufacturing, assembly, processing and fabrication uses; warehousing uses; research establishments; business offices and accessory retail uses; restaurants; retail stores; personal service shops; Offldal Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 3 Schedule 2 Corporate Services Committee CS 03-260 Page 8 financial service establishments; fruit and vegetable markets; motels; hotels; conference centres; mstltutlonal uses such as municipal offices, places of worship and schools; recreational establishments; bus terminals and bus transfer stations; animal hospitals; and, medical clinics. Requirement for a Secondary Pian - Section 013.3 of the Official Plan requires that an Official Plan Amendment, in the form of a detailed Secondary Plan, be prepared before the development of any permitted use, or an expansion to an existing use, occurs in the Ora Centre Industrial/Commercial designation. The following matters are to be dealt with by the Secondary Plan: the form of servicing; the fmancial implications of both constructing and operating the servicmg systems; the form of access to all lands in the Secondary Plan area; the compatibility of proposed uses with adjacent land uses outside of this area; the relationship of parking, loading and outdoor display areas in relation to Highway 11; the mix, location and density of proposed land uses; the phasing of development; the impacts of development on the Highway 11/7th Une and Highway 11/8th Une interchanges; the impacts of development on the natural heritage system; and, the impacts of development on the sub-watershed in the area. 3.0 OPPORTUNITIES AND CONSTRAINTS Council authorized the preparation of a Secondary Plan for the Ora Centre area in February 1998. In addition to The Planning Partnership (now Meridian Planning Consultants), a number of consultants were retained to provide advice on various aspects of the Secondary Plan, as follows: TCI Convergence was retained to provide the Township with some ideas on potential uses; Gartner Lee was retained to provide advice on environmental issues; McCormick Rankin was retained to provide advice on transportatIOn issues; and, Official Plan Amendment No. lS Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December. 2002 4 Schedule 2 Corporate Services Committee CS 03-260 Page 9 C.C. Tatham & Associates was retained to provide advice on servicing and stormwater management issues. Potential Uses - TCI Convergence limited was retained to identify the types of uses most likely to be attracted to Oro Centre in the future. In order to reach their conclusions. a number of regional stakeholders were interviewed and other communities with airports were canvassed to determine what opportunities existed in similar locations. On the basIs of their findings, below are the uses that are most likely to be attracted to the area. Aviation-related businesses - At the present time, the airport is underutilized However, with aggressive promoting and planning, many similar airports have attracted a number of aviation-related uses such as flying schools and clubs, engine repair depots, cargo depots and related officelindustrial development. It is felt that such uses could be attracted to the airport itself or to lands in the vicinity of the airport in Ora Centre. Auto-related industry - With the development of the Honda plant in Alliston, Simcoe County is increasingly becoming a destination for auto-related industry Given the location of the airport and the highway and the 'just-in-time' philosophy many auto-makers and suppliers now adopt, opportunities exist to site such uses in Ora Centre. Trucking centres - Given the location of the airport and Highway 11, an opportunity exists to attract trans-shipment facilities to the area. These facilities would warehouse goods required by Simcoe County businesses until they were needed for production. The Mount Hope airport area near Hamilton has attracted similar businesses as a result of the congestion and high cost of using Pearson Airport. Lifestyle businesses - There has been a growing trend to site 'information technology' businesses in environments such as Ora-Medonte where the quality of life is high and the character of the area is decidedly rural in nature. Recreation Centre - Given the location of Oro Centre and the growing popularity of recreational sports such as baseball and soccer, an opportunity exists to site a baseballlsoccer complex In Oro Centre. Such a facility could be associated with the Burls Creek Family Event Park At the present time, there are about 12,000 adult recreational teams playing softball in Ontario. Many of these teams participate in tournaments across Ontario, and generate a number of economic spin-offs as a result. Retail uses - At the present time, almost all Ora-Medonte residents travel to Barrie or Orillia for most food and household items. There may be an opportunity to site local convenience uses In Oro Centre to attract both Township residents Official Plan Amendment No.1 5 Township of Oro-Medonte Ora Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 5 Schedule 2 Corporate Services Committee CS 03-260 Page 10 and travelers. In addition, opportunities exist to site a discount mall or potentially larger facilities in the area to attract people from the wider region to Ora Centre. It IS the Township's opinion that Ora Centre should be the preferred site of a number of higher order uses, such as hotels/motels, prestige office, commercial and institutional uses and the other uses identified by TCI Convergence. These are the types of uses that could, if properly planned and serviced, transform the Ora Centre area into a major employment area. Such an employment area would have the effect of reducing the flow of Jobs and capital out of the municipality to the Cities of Barne and Orillia, which is the intent of the Official Plan. In order to attract the above mentioned higher order uses, the area should be comprehensively planned on the basis that communal services will be available to service at least a portion of the area. Full servicing is the key to attracting the types of uses that are considered desirable for Ora Centre. The types of uses not considered desirable for Ora Centre include gas stations, drive through restaurants and donut shops, unless they were perhaps accessory to a larger principal use. On the basis of a review of the Highway 11 corridor, there are already a number of other properties In more suitable locations for these types of uses. In order to attract these higher order uses, a comprehensive marketmg plan for the airport and area should be prepared. The key to this area's development is the airport and its location between the Cities of Barrie and Orillia. In order for development to occur, there is a need for a catalyst - a use that will make it attractive for other users to develop. It would be the objective of the marketing plan to attract the catalyst Partnerships between the Township, the Airport Commission and the County of Simcoe and other municipalities will be reqUired to aggressively promote the airport and Oro Centre. Environmental Issues - In order to ensure that new development IS located where it will have little or no impact on the environment, Gartner Lee Limited was retained. Their role was to assess the significance of the area's natural features. The result of this assessment was recommendations on where development which will not adversely Impact on the significant natural features of the area can occur. Their maIO findings are below: There are two small creek systems in the study area. All flow to the south towards Lake Simcoe. Shelswell Creek drains the majority of the Study Area. All of the creeks, with the exception of Hawkestone Creek, are considered to be warmwater streams The watercourses in the area are recognized in the Official Plan as important aquatic habitat. As a result, all development is reqUired to be set back a minimum of 30 metres (100 feet) from these watercourses. Efforts should also be made to rehabilitate and restore areas immediately adjacent to watercourses that have been disturbed by agricultural uses. This can occur on a site-speCIfic basis as a condition of development approval. Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 6 Schedule 2 Corporate Services Committee CS 03-260 Page 11 There are twD distinct wetland areas within Dr adjacent tD the Study Area of the wetland areas have recently been classified by the Ministry of Resources and dD not appear Dn the Official Plan schedules. Some Natural The largest wetland in the area is the Class 5 Shelswell Creek wetland which occupies a portion of the airport lands and borders on the west end of the Study Area. A wetland is also located between the Study Area and the airport It is recommended that development not be permitted within these wetland areas and that all development within 120 metres of any wetland be sUPPDrted by an Environmental Impact Study. Transportation Issues - In order to ensure that new development can be appropriately accessed by an efficient road system, McCormick Rankin was retarned. Their role was to assess existing traffic conditions and to identify constraints and opportunities. Below are their main findings An average of almDst 32,000 vehicles travel along Highway 11 every day In the study area. It is expected that this number will increase tD apprDximately 47.000 vehicles per day by the year 2013. Both Highway 11 and the 7th line are currently Dperatlng at acceptable levels of service and can accDmmodate additiDnal traffic withDut the need tDr major Improvements MajDr imprDvements to Highway 11 may be required after 2013 as a result Df the projected rncrease In traffic. The majDr constraint tD new develDpment In Oro Centre is the absence roads. New direct entrances from Highway 11 will not be permitted roads will therefore be required in each quadrant. of service ServIce FolIDwing the initiatiDn of the SecDndary Plan process, the Ministry of TransportatlDn (MTO) indicated that they were in process of carrying out an assessment of all of the PrDvincial Highways within the County Df Simcoe. The MTO is of the opinion that the study will recommend that Highway 11 be widened and that the interchanges that currently exist on the Highway be replaced. In the long term, the Ministry of TranspDrtation has envisioned that Highway 11 through the Township of Oro-Medonte be widened from four lanes to possible six or eight lanes. New interchanges will also be established at key IDcatlons with the widening and the highway would be brought up to a full freeway with the eliminatiDn of existing direct cDmmercial and residential access points. As well, the Ministry Df TranspDrtatlDn anticipates that property wDuld be required With respect to the Highway 11/7" Line Interchange, the Ministry of TranspDrtation plans to widen the highway in this IDcation from four Janes to pDssibly six or eight lanes, Include a new Parclo A-4 interchange The 7m Line interchange ramps may require widening from two lanes to four lanes to accDmmDdated the additional traffic growth within the study Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 7 Schedule 2 Corporate Services Committee CS 03-260 Page 12 area. The ultimate right of way width for Highway 11 will be determined by the Ministry of Transportation while the Concession 7 right-of-way will be approximately 26 metres. The Ministry of Transportation has requested that the lands that will be the site of the interchange be identified in the Secondary Plan as an area where new development will not be permitted. This will allow an interchange at this location to remain viable. The proposed location of the on/off ramps has an impact on the amount and location of the lands that could be designated for development within the Secondary Plan study area. Specifically, development in the north-east quadrant of the study area is no longer possible, since none of the ramps will be located in this area. With respect to the north-west comer, access to this quadrant will be problematic since it will be difficult to site a service road in this quadrant. The northern part of the south-west quadrant is also affected primarily by the required road widening and the proposed location of the clover leaf. The only areas that remain highly suited for development in this regard are located in the southern half of the south-west quadrant and within the south-east quadrant. Given that the timing of the improvements to Highway 11 are unknown, McCormick Rankin was requested to determine how much development could occur in the area in advance of the proposed highway improvements. Some of the main conclusions are below: 1 . Background traffic on the 7'h line and the flyover is expected to grow by only 1 % per year. 2. It is anticipated, for the purposes of this report, that full build-out in Oro Centre will occur in about ten years. 3. If no development was to occur in Oro Centre, increases in background traffic on Highway 11 alone would necessitate additional capacity on the highway by the year 2013. 4 The development of Oro Centre could accelerate the need for additional capacity on Highway 11 by four to five years assuming that 75% of Oro Centre was built out at that time. 5. The existing road network in Oro Centre is forecast to experience poor levels of service at build out. 6. On the basis of a sensitivity analysis. 75% of the total developable area could be developed in Oro Centre without the need for any local road network improvements. 7. If more than 75% of the total developable area in Ora Centre was developed. traffic lights would be required at the two flyover intersections. Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 8 Schedule 2 Corporate Services Committee CS 03-260 Page 13 8. The installation of traffic signals at the flyover Intersections would not impact on the function of Highway 11 On the basis of the above, the Secondary Plan contains provisions that will require each developer to submit traffic impact studies to the Ministry of Transportation prior to development occurring. Once proposed development triggers the need for improvements, those improvements would need to be carried out before additional development occurs. It is anticipated that no more than 50 to 75% of the development anticipated within the Secondary Plan Area can proceed without triggering the need for improvements. Servicing Issues - C.C. Tatham & Associates were retained to review servicing options for development in the area. Given that the key constraint to development in Oro Centre at the present time is the lack of servicing, the development of a servicing strategy to attract new development to the area is essential. Their role was to assess each of the water supply and sewage treatment options that are currently available in the study area, given environmental, spatial and financial constraints. Below is a summary of their findings: On the basis of available background information on water supply in the area, there is little potential to develop a large scale municipal water system in Oro Centre, since a significant source of groundwater has not been identified. As a result, it is recommended that a series of small communal systems be developed instead. Some of the existing wells in the study area may be incorporated into a new communal system. On the basis of the servicing constraints in the area and the desire to attract higher order uses, C.C. Tatham & Associates recommends that uses within Oro Centre could generate a maximum of about 380 m3 of sewage per day. This amount of sewage could be dealt with by one central wastewater treatment system. The preferred system would be a lagoon/spray irrigation system, however, other types of systems may also be feasible. Given the land area required for such a system (26 hectares or 64 acres), the best location for the system would be at the south end of Lot 21 in Concession B. It should be noted that the system could be easily phased In as development occurs. However, the development of one central wastewater treatment system to service Oro Centre may not be practical. because of the cost involved in developing the system. In addition, given that the system is to be located on one property, no other properties in Oro Centre can be developed until the one property owner Indicates an interest in developing his lands. Official Plan Amendment No, lS Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 9 Schedule 2 Corporate Services Committee CS 03-260 Page 14 On the basis of the above, it was suggested thai the sewage generated by the proposed uses in Oro Centre could also be dealt with by a number of smaller stand-alone systems. These smaller systems can be planned to ultimately service only a quadrant. or planned to be eventually connected to a larger central system that services the entire area. The consideration of such a servicing scheme in a smaller area would ensure that as many options as possible are open for potential developers in the Oro Centre area Flexibility is the key to attracting the required catalyst to the area. On this basis, applications to develop lands in Ora Centre, in the absence of there being a central wastewater treatment system in place, could be considered, pravided the use was considered appropriate; use conformed with the Ora Centre vision; and, servicing system will either be abandoned or form part of a larger communal system servicing in Ora Centre as development occurs The MaE, in a letter dated August 10, 2001 supported this concept The policies dealing with servicing are found in Section E4.3 of the Secondary Plan Official Plan Amendment No. 1 S Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 10 Schedule 2 Corporate Services Committee CS 03-260 Page 15 4.0 LAND USE CONCEPT On the basis of the above supporting mformation, below are the main elements of the land use plan: Given that the Study Area is focused on an interchange, it is the intent of the Secondary Plan to direct the 'high profile' uses to the lands in the vicinity of the mterchange. These 'high profile' uses include hotels, motels, convention centres, office uses and retail stores. These lands are expected to be serviced with communal water and sewer services and are designated either 'Commercial' or 'Officellndustrial'. Approximately 4.1 hectares (10.3 acres) is proposed to be designated 'Commercial' and 35 hectares (87.6 acres) are proposed to be designated 'Office/Industrial'. The remainder of the lands available/suitable for development m the Study Area will be set aside for industrial uses which use little or no water and generate mmimal amounts of effluent. These lands will be designated 'Limited Service Industrial'. The development of buildings and structures in this designation will be discouraged. Examples of industrial uses in this area would be outdoor storage uses, trucking terminals and other similar uses. Examples of open space uses include baseball and soccer fields. It is not expected that these lands would be serviced by communal water or sewer services. The lands that are to be the site of the Highway 11/7'" Line interchange have been set aside and placed in a special designation in the Secondary Plan Over time, it is anticipated that existing uses within this designation will disappear However, until such time as the Ministry of Transportation requires/acqUires the affected properties, existing uses will be permitted to continue to exist. The total amount of land within the special policy area is 28.8 hectares (71.2 acres). Of the remaining lands, 3.5 hectares (8.8 acres) IS proposed to be designated Agricultural to recognize their limited developability. An additional 1.1 hectares (2.8 acres) on the west side of Shelswell Creek IS proposed to be designated Commercial, to recognize two existing commercial uses. lastly, about 4.9 hectares (12.2 acres) is proposed to be placed in the Environmental Protection designation. Official Plan Amendment No, lS Township of Oro-Medonte Ora Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 11 Schedule 2 Corporate Services Committee CS 03-260 Page 16 On the basis of the above, the land use distribution is as follows: Oro Centre Commercial Oro Centre Office/Industrial Oro Centre Limited Service Industrial Environmental Protection Highway 11 Special Policy Area Commercial Agricultural 4.1 ha (103 acres): 35.0 ha (87.6 acres), 34.2 ha (84.7 acres). 4.9 ha (12.2 acres); 28.8 ha (71.2 acres); 1.1 ha (2.8 acres) 3.5 ha (8.8 acres), TOTAL 111.0 ha (275 acres) Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December. 2002 12 Schedule 2 Corporate Services Committee CS 03-260 Page 17 PART 1/: THE AMENDMENT (This is the operative part of Official Plan Amendment No. 15) ITEM 1: Section 013 of the Oro-Medonte Official Plan is deleted and Section D14 of the Oro- Medonte Official Plan is re-numbered as Section 013. ITEM 2: All references of the Oro-Centre Industrial Commercial designation on the schedules to this Plan are deleted ITEM 3: Section C1.13 is deleted and Section C1.14 is re-numbered as Section C1.13. ITEM 4: A new Section, Section E4 - Oro Centre Secondary Plan is added to the Oro-Medonte Official Plan, as set out below: E4 ORO CENTRE SECONDARY PLAN E4.1 GENERAL E4.1.1 Location The boundaries of the Oro Centre Secondary Plan Area are outlined on Schedule 'A'. E4.1.2 Purpose The purpose of this Plan is to establish a detailed development concept for infrastructure and land use in the Oro Centre Secondary Plan Area. More specifically, it is the intent of this Plan to: a) Establish the most appropriate mix of land uses that recognizes this unique location in the Township. b) Ensure that adequate and economical transportation networks are possible, and that the transportation network is adequately supported by the proposed development pattern. c) Ensure that adequate and economical service infrastructure networks are possible to serve the anticipated development and that they can be phased in a way that is affordable. d) Ensure that appropriate Secondary Plan policies (including phasing policies) are in place to clearly and effectively guide the future development within the Secondary Plan Area. Official Plan Amendment No. lS Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 13 Schedule 2 Corporate Services Committee CS 03-260 Page 18 E4.1.3 Goals Land Use a) To facilitate the development and redevelopment of Oro Centre In a comprehensive and progressive manner. b) To promote the evolution and growth of Oro Centre as a focal point of employment generating development and redevelopment according to the policies of the Oro-Medonte Official Plan. c) To ensure that the land uses developed within Oro Centre will complement and contribute to the vitality of the entire Township. Urban Design a) To encourage interesting and innovative urban design and built form, wherever feasible and appropriate. b ) To ensure that neighbouring developments are physically compatible and respect existing conditions. c) To establish and confirm the details of new development and redevelopment through the preparation of implementing plans of subdivision or condominium, zoning by-laws, site plans and development agreements. d) To protect the ecological health and integrity of existing stream corridors and wetlands. Transportation a) To establish a road system that provides high levels of accessibility and mobility to all users including automobiles and trucks and which operates at satisfactory levels of safety, efficiency and reliability. b) To plan well in advance, in cooperation with the Province, for capital expenditures to ensure that infrastructure Improvements are carried out at the appropriate time to promote the development of Oro Centre. c) To reserve and protect future roadway rights-of-way and interchange locations. Water, Stormwater and Sewer Services a) To plan for the improvement and/or extension of water, stormwater and sewer services to accommodate development as it occurs throughout Oro Centre. Official Plan Amendment No. lS Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 14 Schedule 2 Corporate Services Committee CS 03-260 Page 19 b) To ensure that the long-term objectives of the Township in establishing a communal servicing system within Oro Centre are maintained and protected. while allowing individual projects to proceed in a compalible and timely manner c) To provide for a system of stormwater management that will be designed to protect lands and receiving waters within and outside Oro Centre from the detrimental effects resulting from increased levels and rates of runoff. E4.2 DEVELOPMENT PLAN E4.2.1 Policies that Apply to All Designations a) Oro Centre is intended to become a mixed-use area, focused on employment generating land uses. The policies of this Section of the Plan refer to Schedule 'A', which identifies the land use designations. b) This Secondary Plan includes the following land use designations: i) 'Oro Centre Commercial'; ii) 'Oro Centre Office/Industrial'; iii) 'Oro Centre Limited Service Industrial'; iv) Highway 11 Special Policy Area; v) Agricultural; vi) Commercial; and, vii) 'Environmental Proteclion'. c) Lot sizes, building heights and density limits shall be established on a site specific basis and implemented in the zoning by-law, after consideralion by the Township of: i) the long-term and interim servicing requirements of the proposed use or uses; il) the parking requirements of the proposed use or uses; and, ili) development compatibility with any existing or proposed adjacent use or uses in terms of height, density and bUilt form Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 15 Schedule 2 Corporate Services Committee CS 03-260 Page 20 d) Built form policies will be implemented through the implementing zoning by-laws and through site plan control. Built form policies include: i) All buildings should be designed to front on adjacent streets. including Highway 11. In instances where through lots are provided, buildings shall be designed so that all elevations facing a street present a 'front' elevation; ii) loading areas are not appropriate in any yard facing a street or Highway 11, unless they can be adequately screened from view, to the satisfaction of the Township; and, iii) Parking lots should be carefully sited to avoid unattractive parking lot views from Highway 11 and the 7'" line. e) Oro Centre will be developed over a number of years. The review of all applications for development within Oro Centre shall ensure the most efficient and economical use of existing and proposed infrastructure. As such, all new development must contribute to, or can be appropriately integrated within the logical sequence of construction of all required sewer, water, stormwater and transportation facilities. f) No use that is likely to cause air pollution, odour or excessive noise shall be permitted g) Sewer and water infrastructure and stormwater management facilities are permitted in any land use designation except the 'Environmental Protection' designation. E4.2.2 Oro Centre Commercial Designation a) It is the intent of this Secondary Plan that a broad range of commercial retail and business office uses be permitted within the 'Ora Centre Commercial' designation. taking advantage of the high visibility and accessibility offered by Highway 11 and the 7" line b) Development within the 'Oro Centre Commercial' designation shall be visually attractive from Highway 11 and will set the tone for the high quality image of Oro Centre. c) Permitted uses in the 'Oro Centre Commercial' designation include: I) business offices and accessory retail uses; Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 16 Schedule 2 Corporate Services Committee CS 03-260 Page 21 II) retail stores; iii) personal service shops; iv) financial service establishments; v) fruit and vegetable markets; vi) motels; vii) hotels; viii) conference centres; ix) recreational establishments; x) bus terminals and bus transfer stations; xi) animal hospitals; and, xii) medical clinics. d) Restaurants and nightclubs are permitted as an accessory use to a hotel, motel, conference centre or recreational establishment Stand-alone restaurants may also be permitted, provided they are a component of a comprehensively-planned development with a combination of permitted uses. e) No outdoor storage shall be permitted within the 'Oro Centre Commercial' designation. E4.2.3 Oro Centre Officellndustrial Designation a) It is the intent of this Secondary Plan to establish a substantial inventory of land that can be used for a wide variety of office and industrial land uses that will generate employment opportunities within the Township. b) Development within the 'Oro Centre OfficellndustriaJ' designation that is adjacent to Highway 11 or the 7th Line shall be visually attractive and will contribute to the high quality image of Oro Centre. c) Permitted uses in the 'Oro Centre Office/Industrial' designation include: i) manufacturing. assembly, processing and Jabrlcation uses; II) warehousing uses; Official Plan Amendment No. lS Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 17 Schedule 2 Corporate Services Committee CS 03-260 Page 22 iii) research establishments; iv) business offices; v) institutional uses such as places of worship; and, vi) outdoor storage uses. d) Accessory retail uses shall also be permitted, provided the retail component of the use does not exceed 25% of the gross floor area. e) All outdoor storage areas shall be adequately screened from adjacent roadways. E4.2.4 Oro Centre Limited Service Industrial a) It is the intent of this Secondary Plan to designate areas that may not be serviced with municipal or communal water/sewage services but that nonetheless can be used for industrial uses that will contribute to the economic health of the Township. b) Permitted uses in the 'Limited Service Industrial' designation are limited to outdoor storage uses, trucking terminals and similar uses. It is intended that the lands in this designation be primarily used for land extensive uses. The development of buildings in this designation will be discouraged and the implementing zoning by- law shall contain restrictions controlling the amount of building that can be developed on a lot. c) All outdoor storage areas shall be adequately screened from adjacent roadways. d) Outdoor recreational uses such as baseball fields and soccer fields are also permitted. E4.2.5 Highway 11 Special Policy Area a) It is the intent of this Secondary Plan to ensure that lands required by the Ministry of Transportation for their Highway network be identified and protected from future incompatible development. b) It is recognized that a number of existing uses were located in the Highway 11 Special Policy Area on the date that this Secondary Plan was approved. It is a policy of this Secondary Plan that these existing uses be recognized as legal non-conforming uses by the Township. Such uses shall be subject to Section E4.7.2 (Existing Land Uses) of the Official Plan. Official Plan Amendment No, 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 18 Schedule 2 Corporate Services Committee CS 03-260 Page 23 c) The development of new buildings, structures or uses on lands within this designation is not permitted. Minor additions to existing bUildings may be considered, subject to the approval of the Ministry of Transportation E4.2.6 Environmental Protection One Designation a) It is the intent of this Secondary Plan that all lands designated 'Environmental Protection One' shall be subject to the permitted uses and policies of Section 01 of the Oro-Medonte Official Plan. E4.2.7 Agricultural Designation a) It is the intent of this Secondary Plan that all lands designated 'Agricultural' shall be subject to the permitted uses and policies of Section 02 (Agricultural) of the Oro-Medonte Official Plan. E4.2.8 Commercial Designation a) It is the intent of this Secondary Plan that all lands designated 'Commercial' shall be subject to the permitted uses and policies of Section 08 (Commercial) of the Oro-Medonte Official Plan E4.3 SEWER AND WATER SERVICES While it is the intent of the Township that most of the new development will be provided with communal water and sewage treatment facilities, it is recognized that to start the initial phases of development, smaller stand-alone systems may be appropriate and feasible. Therefore, in the absence of communal servicing, stand-alone systems may be considered to service uses in the 'Oro Centre Commercial' and 'Oro Centre Office/Industrial' designations provided that the Township is satisfied that: i) the use conforms to the designation provided in this Secondary Plan; ii) the proposed servicing system is economical to operate and has no adverse impact on the environment; and, iii) the proposed servicing system will either be abandoned or form part of a larger communal system servicing Oro Centre as development occurs a) Under no circumstances will the Township approve development on the basis of a servicing strategy that precludes the establishment of a comprehensive communal servicing system in Oro Centre in the future. Official Plan Amendment No, 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 19 Schedule 2 Corporate Services Committee CS 03-260 Page 24 b) The development of any new use in the 'Oro Centre Commercial' and 'Oro Centre Offlcellndustrial' designations shall be contingent on the preparation and the approval of a servicing strategy for the quadrant In which the proposed use IS located. It is recognized that, as a result of the plans of the Province of Ontano to widen and upgrade the Highway 11, three of the four quadrants are capable of being developed. The strategy will have to consider the maximum amount of sewage that could be generated in the quadrant and will have to recognize that the maximum amount of effluent that can be generated in the Secondary Plan Area is approximately 380m3 of sewage per day, given current knowledge. The boundaries between the 'Oro Centre Limited Service Industrial' and the 'Oro Centre Commercial' and 'Oro Centre Officellndustrial' designations is considered to be flexible for the purposes of the strategy. c) Any servicing strategy must take into account the previously approved strategies and aim for a master servicing arrangement for Oro Centre. In addition, the servicing strategy must consider the impacts of development, from a servicing perspective, on the other areas set aside for development. The servicing strategy shall also consider the functional servicing relationships between quadrants to determine how services/facilities that may be connected later on can be designed to be as adaptable as possible. d) If a private sewage system is deemed to be desirable and feasible for the first use In a quadrant, the sewage treatment system must either be the first stage of a communal system that facilitates future expansion or a self sufficient private system that will be abandoned when a communal system is established in the future. If the system is intended to be abandoned in the future once a communal system is established elsewhere, the Township will require the proponent to contribute financially to the establishment of a larger system through agreement. e) In order to ensure that a number of 'interim' servicing schemes are not established, it shall be a policy of this Plan that when the second development proceeds, a communal facility must be established which is designed to accommodate all development in the quadrant. The first development must be incorporated into the communal facility at this time. It is recognized that the conversion of a stand-alone system into a system servicing more than one use may be subject to the requirements of the Environmental Assessment Act. In this case the proponent would be responsible to Implement the necessary process under the Class EA Official Plan Amendment No. 15 TowR5hlp of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning ConsultanH December, 2002 20 Schedule 2 Corporate Services Committee CS 03-260 Page 25 D The servicing strategy must also recognize that a reasonable amount of servicing capacity should be assigned to each quadrant, with the amount of capacity being generally related to the land area in the quadrant, which is net of roads, other infrastructure and environmental protection areas. This will ensure that all of the servicing capacity is not taken up in one quadrant. g) The development of any new use in the Secondary Plan Area shall be supported by a water resource management report. The purpose of such a report IS to investigate the impacts of any proposed water taking on water quality and quantity and provide recommendations on: i) how to maintain or enhance the natural hydrological characteristics of the water resource; ii) how to minimize or eliminate the effect of the proposed use on the groundwater recharge function; ili) how to minimize or eliminate the effect of the proposed use on the quality and quantity of drinking water in adjacent private and municipal wells, iv) how to maintain or enhance sensitive groundwater recharge/discharge areas, aquifers and headwater areas; v) whether it is required to monitor water budgets for groundwater aquifers and surface water features; and, vi) how to ensure that the quality of the watercourses affected by the development are maintained. h) It is the intent of this Secondary Plan that uses in 'Oro Centre limited Service Industrial' designation generate a minimal amount of effluent. On this basis, any application for development in this area must be supported by a hydrogeological assessment which confirms that a minimal amount of water and effluent will be generated The assessment must also identify the impacts of the proposed use on the ability of the uses within the 'Oro Centre Commercial' and 'Oro Centre Office/Commercial' designation to be serviced by full communal water and sewer services Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 21 Sched ule 2 Corporate Services Committee CS 03-260 Page 26 E4.4 THE TRANSPORTATION NETWORK a) It is the intent of the Township to ensure that the road system operates safely, efficiently and reliably. b) The road system must be developed in a cost-effective manner. Infrastructure should be affordable and funded through municipal taxes, development charges andlor other appropriate means. c) Schedule 'A' identifies the existing and ultimate road network. The right-of-way widths for the various roads within Oro Centre are generally as follows: i) Highway 11 - To be determined by the Ministry of Transportation; il) 7'" Line - 26 metres; and, ili) Service Roads - 20 to 26 metres. d) The exact location and configuration of the proposed service roads will be determined during the development approval process. e) All new road allowances shall be dedicated to the municipality during the development approval process. f) The timing of the improvements to Highway 11 contemplated by the Ministry of Transportation were unknown at the time this Secondary Plan was approved. The Province will be responsible for the upgrading of Highway 11. The Province and the Township will share in the cost of the upgrade to the 7'" Line interchange based on benefiting needs. At the time this Secondary Plan was approved, a cost sharing agreement between the Province and the Township had not been established. Such an agreement, which specified the responsibilities of the Province and the Township and stipulating the trigger for required improvement will be required before any development proceeds in Oro Centre and before any of the lands are zoned to permit development. With respect to access to abutting properties, there will be a need for agreements between the Province, the Township and developers respecting individual access by a service road to abutti~g properties. g) All new uses will be directly accessed by service roads Interim entrances to the 7'" Line may be permitted in advance of service road construction, subject to the approval of the Ministry of Transportation. Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 22 Schedule 2 Corporate Services Committee CS 03-260 Page 27 E4.5 STORMWATER MANAGEMENT All commercial, industrial and institutional development proposals shall be supported by a Stormwater Management (SWM) report. The content and depth of the SWM report shall be determined when the development is proposed. It will be one of the objectives to show how the runoff from development will be managed to maintain or improve the receiving watercourse and its ecological functions. The SWM Report shall be prepared by a qualified professional to the satisfaction of the Township and the appropriate agencies and be prepared in accordance with The Stormwater Management Practices Planning and Design Manual (1994) or its successor and shall: a) provide recommendations on a stormwater quantity system which ensures that post-development run-off rates will not be greater than the pre-development run- off rates for storms up to and including the 1:100 year storm event; b) document the possible impacts of development on watershed flow regimes including their interconnection with groundwater resources; c) provide recommendations on how to maintain pre-development water quality and improve the quality of run-off where appropriate; d) determine and describe the necessary measures required to be undertaken during construction to mitigate the potential negative impact of development. All stormwater management facilities in a Plan of Subdivision shall be placed in the Environmental Protection Zone in the implementing zoning by-law to reflect the potential for these lands to be flooded and to ensure that their intended use is recognized. Stormwater management facilities for condominium developments and other large single uses may be privately owned and maintained. Agreements with the municipality may be required as a condition of approval, to provide for their continued maintenance. E4.6 IMPLEMENTATION E4.6.1 General a) This Plan shall be implemented through, but not be limited to, the following measures pursuant to the appropriate sections of the Planning Act and the Development Charges Act i) the processing of individual draft plans of subdivision/condominium, part lot control exemptions and consents; Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 23 Schedule 2 Corporate Services Committee CS 03-260 Page 28 Ii) the enactment of zoning by-laws, iii) the preparation and approval of site plans in accordance with the policies of this Plan, including the execution of site devetopment agreements; IV) the use of holding zone provisions; v) the dedication of parkland or cash-in-lieu of parkland; and. vi) the enactment of an area-specific development charge by-law. E4.6.2 Requirements for Development Applications a) In evaluating development applications throughout Oro Centre, the Township shall consider: i) the adequacy of proposed parking areas and access points and the impact of the proposed use on the operation of Highway 11; ii) the traffic impacts on adjacent existing andlor approved land uses; iii) the availability of a water supply and appropriate interim or communal sewer services; iv) the suitability of the proposed stormwater management facilities; and, v) the degree of compatibility wrth adjacent existing andlor approved land uses in proximity to the proposed use. b) Pnor to the approval of any development application, the Township may require the preparation of any or all of the following studies: i) a traffic impact study; Ii) a stormwater management plan; iii) a master servicing study; iv) a master development and phasing plan; v) a landscape master plan; VI) an archaeological survey of the lands; and lor, Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 24 Schedule 2 Corporate Services Committee CS 03-260 Page 29 vii) a comprehensive site plan dealing with some or all of the following matters: the height and massing of buildings; the distribution of uses and densities; the vehicular circulation network; and, signage, streetscape amenity elements and lighting. E4.6.3 Zoning By-law a) Zoning for Oro Centre will be established in response to individual development applications. As such, and where required, all new development shall proceed by way of site specific zoning amendments. b) The Township may designate a holding zone with the prefix 'H' and specify the future uses of these lands that, at the present lime, are considered premature or Inappropriate for development for anyone or more of the following reasons: i) community services and facilities such as the proposed sewage treatment facilities, stormwater management facilities and water supply are insufficient to serve the proposed development or are inappropriate based on the policies of this Plan; Ii) transportation facilities are inadequate or inappropriate based 0 n anticipated traffic; iii) the number andlor localion of access points to the site are inadequate and Incapable of functioning safely and efficiently; iv) where development relies upon other matters occurring first, such as the consolidalion of land ownership, to ensure the orderly development of the project andlor the securing of funding for infrastructure, services or outstanding application processing fees; v) supporting studies as required on matters related to traffic, soils, protection of any site features, environmental constraints or design features prior to development approval; and, vi) removal of the 'H' prefix will depend on meeting the specific conditions as identified by Council within the holding zone by-law. Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 2S Schedule 2 Corporate Services Committee CS 03-260 Page 30 E4.6.4 Site Plan Control All lands within Oro Centre shall be subject to Site Plan Control. E4.6.5 Subdivision Control a) Subdivision Control encompasses draft plan of subdivision/condominium, consents and part lot control exemptions. b) Plans of subdivision/condominium shall only be recommended for approval which: i) conform with the policies and designations of this Plan; ii) can be provided with adequate services and facilities as required by the policies of this Plan; and, iii) are not premature and are in the best interest of the municipality c) Subdivision of land shall generally take place by plan of subdivision/condominium Consents shall only be permitted: I) for technical or legal purposes; or, ii) where the municipality is satisfied that the consent will not prejudice the ultimate subdivision of land or the principles set out in this Plan and the Township's land use policy. d) Part Lot Control exemptions shall generally be permitted for technical or legal purposes, such as the creation of easements and rights-of-way Where used to create lots, Council shall be satisfied that all necessary agreements are in place to ensure that appropriate development occurs and that the municipal interest is protected. E4.6.6 Development Agreements a) Development Agreements based on the policies of this Plan and the findings of any other studies deemed necessary by the Township, shall be entered into by the benefiting parties and approved by the Township as a condition of the ap- proval of development applications. b) Such agreements shall ensure that the necessary approvals and the required contributions of funds, lands and commitments for services will be in place and operative prior to, or coincident with occupancy and use of land. Items which may be addressed In the Development Agreements Include Official Plan Amendment No. lS Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 26 Schedule 2 Corporate Services Committee CS 03-260 Page 31 i) open space and enVIronmental features; il) water supply, iil) wastewater collection; iv) stormwater management; v) road infrastructure improvements; vi) road right.{)f-way dedications; and, vii) other utilities. c) If difficulties or undue delays are encountered with respect to the preparation of the required Development Agreements among two or more proponents, the Township may be requested to attempt to resolve such difficulties or delays. Where resolution of such problems is not deemed feasible by the Township or is not possible even with the Township's intervention, the Township may approve al- ternative mechanisms to satisfy the intent of the applicable policy. E4.7 INTERPRETATION E4.7.1 General a) This Plan is a statement of policy. It is intended as a guide to the development of Oro Centre. Some flexibility in interpretation is permitted, provided the general intent of the goals and policies of this Plan are maintained b) The various items identified on Schedules 'A' are intended to show general areas and the boundaries are flexible and may vary without Amendment to the Plan, except where designations are established by fixed boundanes such as river val- leys and roads or where specifically stated to be fixed in the policies of this Plan. c) Where lists or examples of permitted uses are provided, they are intended to indicate the possible range and type of uses that are to be considered. Specific uses not listed, but considered by the Township to be similar to the listed uses and to conform to the general intent of the applicable land use designation may be recognized as a permitted use and recognized In the Implementing zoning by- law. d) Minor variations from numerical requirements in the Plan may be permitted without an Amendment provided that the general Intent of the Plan is maintained. Official Plan Amendment No. lS Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 27 Schedule 2 Corporate Services Committee CS 03-260 Page 32 E4.7.2 Existing Land Uses a) Existing land uses throughout Oro Centre are expected to continue to exist In the short to mid-term, and in some cases, in the long-term. Therefore, uses that existed prior to the approval of this Plan, and which do not conform with the land use policies of this Secondary Plan, shall be deemed to be legal non-conforming uses. b) Minor extensions or expansions of such uses shall be permitted without Amendment to this Plan, provided that the intent of this Plan is not compromised and the tests prescribed below are met. In consideration of such matters particular attention shall be given to ensuring that: Q the desire for communal water and sewage treatment facilities is not compromised or precluded in the long-term by the expansion or change; ii) the road pattem envisioned by this Plan is not compromised or precluded in the long-term by the expansion or change; iii) the expansion or change improves an existing and identified problem iv) that the proposed expansion or enlargement of the existing use shall not unduly aggravate the situation created by the existence of the use, especially in regard to the requirements of the zoning by-law; v) that the characteristics of the existing use and the extension or enlargement shall be examined with regard to noise, vibration, fumes, smoke, dust, odour, lighting, parking and traffic generation; vi) that the neighbouring uses will be protected where necessary by the provisions for landscaping, buffering or screening, devices and measures to reduce nuisances and, where necessary, by regulations for alleviating adverse effects caused by outside storage, lighting or advertising signs; vii) provisions and regulations that may be applied to the proposed extension or enlargement are extended , where feasible, to the existing use in order to improve its compatibility with the surrounding area; and, vii) that in all cases where an existing use seriously affects the amenity of the surrounding area, consideration shall be given to the possibility of ameliorating such conditions, as a condition of approving an application for extension or enlargement of the existing use, especially where public health and welfare are directty affected. Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secondary Plan Prepared by Meridian Planning Consultants December, 2002 28 Schedule 2 Corporate Services Committee CS 03-260 Page 33 PART III: THE APPENDICES (thi$ is not an operative part of Official Plan Amendment No. 15) Official Plan Amendment No. 15 Township of Oro-Medonte Oro Centre Secol1dary Plan Prepared by Meridian Planning Consultants December, 2002 29 ..,. '" '" .. " :>.. Q '" '" , '" Q ffJ U '" '" - - "5 e o u '" '" u 'E '" ffJ '" - " t.. o co. t.. o U ~ 1s,"'I.:oo> Ind.""'!) '" '" :; '0 '" .c u ffJ ^ --~^~ .--- TOWNSHIP OF ORO-MEDONTE ORO-CENTRE SECONDARY PLAN SCHEDULE 'A' LEGEND D Oro Centre Commercial IiIiI Oro Centre Office/lndustrial D Oro Centre Limned Sel'/ice Industrial D Environmenlat Protection D Highway 11 Special Polky Nea _ Commercial D Agricultural HERIDlAN ...-.....,_<C. !~.. Sched ule 3 Corporate Services Committee CS 03-260 Page 1 Modifications to Official Plan Amendment: Section ! WordinI! P. 13 "All references to the Oro-Centre [tern 2 Industrial commercia] designation on the schedules to this Plan are deleted. " P 13 ! "SectlOn C 1 13 IS deleted i Modification I Delete all references to "Oro Centre Secondary Plan" on an schedules and add the appropriate designations to Schedule A9. ... , Item 3 accordingly. i p.13 "A new Section, Section E4... .. De]ete "E4" and replace it with "E5". I Item 4 I P.14 .... .according to the policies of the Delete "the Oro-Medonte Officia]" and insert "tms." I S. Oro-Medome Official P]an." E4.J.3.Land Use (b) I p. 15 S. "Environmental Protection" I Insert the number "I" after "protection" E4.2.1(vii) p. 18 S. "It is the intent oftms Secondary Delete the word "may" and replace it with "sha]J." EA.2A(a) Plan to designate areas that may not be serviced with municipal or communal water/sewage services" p. 18 S. 2"" line "...and similar uses." Insert the word "industrial" after the word "similar." E4.2A(b) p. ]9 S. "development of new buildings, After the word pennined insert the following: E4.2.5(c) structures...is not pennitted." "except following the removal of the Hold symbol within the zone once it has been demonstrated that the proposed structural alteration to the property will not negatively impact the future development of the area." p. 19 S. "the proposed servicing system will Insert the word "properly" in front of "abandoned". I E4.3(iii) either be abandoned..." ! p. 21 S. "The purpose of such a report is to Insert "and/or sewage disposal to the ground" after E4.3(g) investigate the impacts of any the word "taking" proposed water taking on water Insert "surface and ground after the word "on." quality and quantity. . . " "For section insert "and discharge" after the word "ii) how to minimize or eliminate "recharge. " the effect of the proposed use on the groundwater recharge function; " I Move Sechon C] 13 to SectlOn C2 and renumber Schedule 4 Corporate Services Committee CS 03-260 Page I ~ t11R!QJA,M Page 1 of 1 From: Date: Oro-Medonte Council Nick McDonald September 17, 2003 To: Subject: Oro Centre Secondary Plan Job Number: 1476 BACKGROUND As Council may recall, the Oro Centre Secondary Plan has been under development over the last few years. OPA #15 (the Oro Centre Secondary Plan) was adopted by Council by By-law 2002- 139 on December 18, 2002. The County of Simcoe has reviewed the Secondary Plan and has made a number of very minor suggestions on how the Secondary Plan can be changed to respond to agency comments on the document. The County of Simcoe letter is attached to this report. ANALYSIS On the basis of the comments made by the County of Simcoe, all of the proposed changes are considered to be acceptable since they do not affect the general intent of the Secondary Plan. A version of the Council adopted OPA showing the minor changes is attached to this report. RECOMMENDATION It is recommended that: . This report be received; . The suggested modifications to OPA #15 be supported; and, . The County of Simcoe be asked to approve the Oro Centre Secondary Plan (OPA 15) as soon as possible. d~l~ Partner NMljrw Page 1 113 Collier Street, Barrie, Ontario L4M 1H2 Phone: (705) 737-4512 Fax: (705) 737-5078 Schedule 4 Corporate Services Committee CS 03-260 Page 2 TOWNSHIP OF ORO-MEDONTE REGULAR COMMII IcE OF THE WHOLE MEETING MINUTES Wednesday, September 24, 2003 @ 9:07 a.m. Robinson Room Present: Mayor J. Neil Craig Deputy Mayor Walter Dickie Councillor Don 8ell Councillor Ralph Hough Councillor Paul Marshall Councillor Harry Hughes Councillor Ruth Fountain Staff Present: Jennifer Zieleniewski, CAO; Marilyn Pennycook, Clerk; Keith Mathieson, Director of EngineeringfEnvironmental Services; Paul Gravelle, Treasurer; Chris Carter, Recreation Co-ordinator; Jerry Ball, Public Works Superintendent; Joe Casey. Deputy Fire Chief; Nick McDonald, Meridian Planning Consultants Inc. Also Present: Dave Morris, Paul Daoust, Etti Mountain, Norma Fournier, Jim Edwards, Lauren & Domenic Natale, Bryan & Andrea Davidson, Rick Jones, Heather Black, David White, Greg Howard, John Waugh 1. N011CE OF ADDIllONS TO AGENDA: Motion No. CW.1 Moved by Dickie, Seconded by Hough It is recommended that the following items be added to the agenda for consideration: 7. FINANCE, ADMINlSTRA110N AND ARE: c) Report No. ADM 2003-040, Marilyn Pennycook, Clerk, re: Remuneration and Rates for Personnel and Facility Rental, 2003 Election. d) Deputy Mayor Dickie, re: Request for OPP Presence. 8. PUBLIC WORKS: a) Report No. PW 2003-11, Jerry Ball, Public Works Superintendent, re: Tender Contracts for a Replacement Grader. b) Report No. PW 2003-12, Jerry Ball, Public Works Superintendent, re: Washout of O'Brien Street - Shanty Bay. c) Report No. PW 2003-13, Jerry Ball, Public Works Superintendent, re: .Spooky Seneca" - Request for Road Closure and Road-Side Parking for Event on October 31,2003. 9. ENGINEERING & ENVIRONMENTAL SERVICES: a) Deputy Mayor Dickie, re: Taking of Surface Water. Carried. Schedule 4 Corporate Services Committee CS 03-260 2. ADOPTION OF THE AGENDA Page 3 Janette Teeter Reply letter. Harold Daynard Web posting_ Motion No. CW-2 Moved by Hough, Seconded by Dickie It is recommended that the agenda for the Committee of the Whole meeting of Wednesday, September 24, 2003 be received and adopted. Carried. 3. DISCLOSURE OF PECUNIARY INTEREST AND THE GENERAL NATURE THEREOF: - "IN ACCORDANCE WITH THE ACT" None. 4. RECEIPT OF ACCOUNTS: None. 5. DEPUTATIONS: a) Mr. Rick Jones, Principal, The Jones Consulting Group Ltd., re: UCCI Consolidated Companies Inc. Application, P-115/01. Motion No. CW-3 Moved by Dickie, Seconded by Bell It is recommended that the information from Mr. Rick Jones, Principal, The Jones Consulting Group Ltd., re: UCCI Consolidated Companies Inc. Application, P-115/01 be received. Carried. 6, CORRESPONDENCE: a) Orillia Public Library, correspondence dated September 11, 2003 re: Proclamation Request, Ontario Public Library Week, October 20-26, 2003. Motion No. CW-4 Moved by Hough, Seconded by Dickie It is recommended that the correspondence dated September 11, 2003 from Orillia Public Library, re: Proclamation Request, Ontario Public Library Week be received, that the Township of Oro- Medonte proclaim the week of October 20-26, 2003 as Ontario Public Library Week and further that the Proclamation be declared on the Township's website. Carried. Page 2 Committee of the 'M1ole Meeting - 5epterrt>er 24, 2003 Schedule 4 Corporate Services Committee CS 03-260 Page 4 Chris Carter Prepare report, bring forward any past corresp. requesting park in area with report. Janette Teeter Receipt letter. Janette Teeter Receipt letter. b) The Family of Marilyn Birch, correspondence dated September 10, 2003 re: letter of appreciation. Motion No. CW-5 Moved by Dickie, Seconded by Bell It is recommended that the correspondence dated September 10, 2003 from The Family of Marilyn Birch, re: letter of appreciation be received. Carried. c) Karen Penrose, correspondence dated September 16, 2003 re: Playground Request for Harbourwood Estates Subdivision. Motion No. CW-6 Moved by Hough, Seconded by Dickie It is recommended that the correspondence dated September 16, 2003 from Karen Penrose, re: Playground Request for Harbourwood Estates Subdivision be received and referred to staff for a report. Carried. d) Etti Mountain, Ice Convenor, Oro Minor Hockey, correspondence dated September 11, 2003 re: Ice Time. Motion No. CW-7 Moved by Bell, Seconded by Hough It is recommended that the correspondence dated September 11, 2003 from Etti Mountain, Ice Convenor, Oro Minor Hockey, re: Ice Time be received. Carried. Page 3 Committee of the VVhole Meeting - September 24, 2003 Schedule 4 Corporate Services Committee CS 03-260 7 FltJdI'Jr.E, dnMINI~TRATlnN ANn FIRF' Page 5 a) Councillor Hughes, Discussion re: Oro-Medonte Community Arena Ice Time (Council Meeting, September 17, 2003). Presentation by P. Daoust, President, Fire Fighters Hockey Association. Motion No. CW-8 Moved by Dickie, Seconded by Hough It is recommended that the information from Councillor Hughes and the correspondence and presentation from Mr. P. Daoust re: Oro-Medonte Community Arena Ice Time be received. Carried. b) Oro-Medonte Recreation Advisory Committee, minutes of September 11, 2003 meeting. Motion No. CW-9 Moved by Hough, Seconded by Bell It is recommended that the minutes of September 11, 2003 meeting of Oro-Medonte Recreation Advisory Committee be received. Carried. c) Report No. ADM 2003-040, Marilyn Pennycook, Clerk, re: Remuneration and Rates for Personnel and Facility Rental, 2003 Election. Motion No. CW-10 Moved by Bell, Seconded by Hough It is recommended that Report No. ADM 2003-040, Marilyn Pennycook, Clerk, re: Remuneration and Rates for Personnel and Facility Rental, 2003 Election be received and adopted, and further that the rates for the 2003 Election be established as: Voting Places Deputy Returning Officers Election Officials (Poll Clerks) Standby DRO and Election Officials Election Assistant $85.00 (plus $20.00 for each additional poll) $200.00 (plus mileage for pick-up of ballot boxes $150.00 (all inclusive) $90.00 (all inclusive) $175.00. Carried. Page 4 Corrvnit1ee of the \M1ole Meeting -September 24, 2003 Schedule 4 Corporate Services Committee CS 03-260 Page 6 d) Deputy Mayor Dickie, re: Request for Procedure for OPP Presence re: Enforcement of Speed Limits. Discussion. 8. PUBLIC WORKS: a) Report No. PW 2003-11, Jerry Ball, Public Works Superintendent, re: Tender Contracts for a Replacement Grader. Motion No. CW.11 Moved by Marshall, Seconded by Hughes It is recommended that Report No. PW 2003-11, Jerry Ball, Public Works Superintendent, re: Tender Contracts for the Purchase of a New Grader be received and adopted, that the five year Lease Agreement with Toromont Cat be accepted at a cost of $1,840.54, plus taxes, for a Model 160H grader, that the Public Works Superintendent notifies all contractors accordingly, and further that the Clerk prepares the appropriate By-law. Carried. b) Report No. PW 2003-12, Jerry Ball, Public Works Superintendent, re: Washout of O'Brien Street - Shanty Bay. Motion No. CW-12 Moved by Fountain, Seconded by Marshall It is recommended that Report No. PW 2003-12, Jerry Ball, Public Works Superintendent, re: Washout of O'Brien Street - Shanty Bay be received and adopted, that improvements to both the road surface and drainage on O'Brien Street and Brook Street be considered in the 2004 budget deliberations, and further that the Public Works Superintendent advise Mr. and Mrs. Winter accordingly. Carried. Page 5 Committee of the Whole Meeting - September 24, 2003 Schedule 4 Corporate Services Committee CS 03-260 Page 7 c Re ort No. PW 2003-13, Jer Ball, Public Works Su erintendent, re:"S ook Seneca" - Request for Road Closure and Road-Side Parking for Event on October 31,2003. Jerry Ball Proceed accordingly. Marilyn Pennycook Prepare by-law. Jennifer Zieleniewski I Paul Gravelle Invoice. Motion No. CW-13 Moved by Hughes, Seconded by Fountain It is recommended that Report No. PW 2003-13, Jerry Ball, Public Works Superintendent, re: "Spooky Seneca" - Request for Road Closure and Road-Side Parking for Event on October 31,2003 be received and adopted, that the Clerk be authorized to prepare the necessary By-law to temporarily close Seneca Lane from Huronwoods Drive to the cul-de-sac, from 6:00 p.m. to 10:00 p.m. on October 31, 2003, that the organizers of "Spooky Seneca" notify all emergency personnel of this road closure, that the Public Works Superintendent provide road closure barricades for this event, and further that the Public Works Superintendent notifies Ms. Karen McLeod accordingly. Carried. d) Council unanimously agreed to add to the agenda, Councillor Marshall, re: repairs to the 2nd Line Shanty Bay boat launch. Motion No. CW-14 Moved by Marshall, Seconded by Hughes It is recommended that Jones Construction be presented with an invoice for the amount of repairs to the 2nd Line Boat Launch not to exceed $10,000.00. Carried. Recorded Vote Requested by Councillor Marshall Councillor Marshall Yea Councillor Bell Yea Deputy Mayor Dickie Yea Councillor Fountain Yea Councillor Hough Yea Councillor Hughes Yea Mayor Craig Yea 9. ENGINEERING & ENVIRONMENTAL SERVICES: a) Deputy Mayor Dickie, re: Jurisdictions re: Taking of Surface Water. Discussion. PageS Committee of the Whole Meeting -Septa""'" 24, 2003 Schedule 4 Corporate Services Committee CS 03-260 Page 8 10. BUILDING, PLANNING AND DEVELOPMENT: a) Report No. PD 2003-016, Andy Karaiskakis, Junior Planner, re: Committee of Adjustment Decisions from September 11, 2003. Motion No. CW-15 Moved by Marshall, Seconded by Fountain It is recommended that Report No. PD 2003-016, Andy Karaiskakis, Junior Planner, re: Committee of Adjustment Decisions from September 11, 2003 be received. Carried. b) Report to Oro-Medonte Council dated September 16, 2003, Nick McDonald, Meridian Planning Consultants Inc., re: UCCI Application - P115/01. Nick McDonald I Marilyn Motion No. CW-16 Pennycook Bring forward to Moved by Fountain, Seconded by Marshall future meeting. It is recommended that the Report to Oro-Medonte Council dated September 16, 2003 from Nick McDonald, Meridian Planning Consultants Inc. and the Draft OPA #18, re: UCCI Application - P115/01 be received and that OPA #18 be brought forward at a future meeting. Carried. c) Report to Oro-Medonte Council dated September 17, 2003, Nick McDonald, Meridian Planning Consultants Inc., re: OPA #15, Oro Centre Secondary Plan. Nick McDonald Motion No. CW-17 + Proceed accordingly. Moved by Hughes, Seconded by Fountain It is recommended that the Report to Oro-Medonte Council dated September 17, 2003 from Nick McDonald, Meridian Planning Consultants Inc., re: OPA #15, Oro Centre Secondary Plan be received, the suggested modifications to OPA #15 by the County of Simcoe be incorporated; and further that The County of Simcoe be asked to approve the Oro Centre Secondary Plan (OPA #15) as soon as possible. Carried. Page 7 Committee of the Whole Meeting - September 24, 2003 Schedule 4 Corporate Services Committee CS 03-260 Page 9 11.IN-CAMERA: None. 12. ADJOURNMENT: Motion No. CW-18 Moved by Marshall, Seconded by Hughes It is recommended that we do now adjourn at 11 :45 a.m. Carried. Mayor, J. Neil Craig Clerk, Marilyn Pennycook Page 8 Committee of the Whole Meeting - September 24, 2003