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11 25 2009 2008-ZBA-14 - 2008-SUB-02 (Lake Simcoe Aeropark Inc.) Public AgendaNOTICE OF PUBLIC MEETING FOR A PROPOSED AMENDMENT TO THE ZONING BY-LAW AND PROPOSED PLAN OF SUBDIVISION OF THE TOWNSHIP OF ORO-MEDONTE 2008-ZBA-14 & 2008-SUB-02 (Lake Simcoe Aeropark Inc) TAKE NOTICE that the Council of the Corporation of the Township of Oro-Medonte will hold a Public Meeting on Wednesday, November 25, 2009 at 6:00 p.m. in the Municipal Council Chambers. The purpose of the public meeting is to obtain public comments on a proposed amendment to the Zoning By-law, under Section 34 of the Planning Act, R.S.O. 1990 c. P. 13, and to receive comments on the propose plan of subdivision under Section 51 of the Planning Act, R.S.O. 1990 c. P. 13. THE PURPOSE of the Draft Plan of Subdivision is to create lots for industrial purposes. The purpose of the Zoning By-law Amendment is to permit industrial uses. The proposed plan of subdivision contains approximately 77 industrial lots of various sizes on 85.7 hectares (212 acres). A KEY MAP illustrating the location of the subject lands is attached for information. ANY PERSON may attend the public meeting and/or make written or verbal representation either in support of or in opposition to the proposed Amendment or Draft Plan of Subdivision. If a person or public body that files an appeal of a decision of the Township of Oro-Medonte in respect of the proposed Amendment or Draft Plan of Subdivision does not make oral submission at the public meeting or make written submissions to the Township before the proposed Amendment or Draft Plan of Subdivision is approved, the Ontario Municipal Board may dismiss all or part of the appeal. If you wish to be notified of the decision of the Township of Oro-Medonte in respect to the proposed Zoning By-law Amendment or Draft Plan of Subdivision, you must make a written request to the address below. WRITTEN SUBMISSIONS should be directed to: Township of Oro-Medonte 148 Line 7 South P.O. Box 100, Oro, Ontario LOL 2X0 Attn: J. Douglas Irwin, Clerk ADDITIONAL INFORMATION relating to the proposed Zoning By-law Amendment and Draft Plan of Subdivision is available for inspection between 8:30 a.m. and 4:30 p.m. at the Township of Oro-Medonte Administration Building. For further information, contact the Planning Department at 705-487-2171. DATED at the Township of Oro-Medonte this 5th day of November 2009. Andria Leigh, MCIP, RPP(J Director of Development Services 2008-ZBA-14 & 2008-SUB-02 (Lake Shncoe Aeropark Inc) PROPOSED PLAN OF SUBDIVISION 2008-SUB-02 (Lake Simcoe Aeropark Inc) GRAFT P_AN 'IF SUBDIVISION OF PART OF LOTS 18 AND 19 CONCESSION 8 j ' roanw.c twNger W oao ado-umaN N AWicuL ruRat ( A--RiJ Ca1 tt DF 91YCOE '4 -F---_._. 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'lit.. ~.?F'...'t SURVEYORSm l ......--i ~,rys, V300-4 1(U C~~r,s~~ Cls C `d LakeSimcoe RegionaIA-irport October 14, 2009 Ms Meghan Keelan Corporation of the Township of Oro-Medonte 148 Line 7 South, Box 100 Oro, Ontario LOL 2X0 Re: Request for Comments Proposed Lake Simcoe Industrial Aeropark Environmental Impact Study and Management Plan Your File 2008-SUB-02 Dear Ms Keelan: phone 705.487.0999 fax 705.487.1411 224 Line 7 North, RR#2 Oro Station, Ontario LOL 2E0 CANADA This is with respect to your request for comments dated August 11, 2009, about the Environmental Impact Study and Management Plan for the proposed Lake Simcoe Industrial Aeropark. We have reviewed the document and recommend there be provisions included to categorically control the height of all existing and proposed obstacles in the proposed development, including the height of buildings, antenna, towers, vegetation, etc. The control of height of obstacles is desirable to ensure Transport Canada standards are met for aircraft to have an obstacle free approach/take-off, to/from the runway at the Lake Simcoe Regional Airport. We would be pleased to provide input into specific height limitations that should be employed. If you have any further questions, please do not hesitate to contact me. Sincerely, Michael J. Drumm Airport Manager cc Mr. Dave James, P. Eng, Corporation of the City of Barrie . Ms Andria Leigh, Corporation of the Township of Oro-Medonte www.lakesimcoeairport.com kAA M a Keelan, Meghan From: Leigh, Andria Sent: Thursday, November 19, 2009 12:12 PM To: Keelan, Meghan Subject: Fw: Lake Simcoe Aeropark Inc. Meg, Can you print this for the Aeropark PM next week. Thx Andria Leigh Director Development Services Township of Oro-Medonte From: Mike Drumm <mdrumm@lakesimcoeairport.com> To: Leigh, Andria Cc: Dave James <DJames@barrie.ca>; Jim Scott Sent: Thu Nov 19 10:59:512009 Subject: Re: Lake Simcoe Aeropark Inc. Ni again Andria I know that we have reviewed this, but in consideration of my previous e/mail, I thought that I should clarify our position in that although height control is our "primary" concern, a few other items for consideration include lighting, dust control, general uses as far as smoke/exhaust stacks, potential electronic interference and of course the control of wildlife attractants to name a few. I felt it prudent to just highlight a broader list of items for your consideration during this process. Thanks again Andria and if you have any questions, please do not hesitate to advise me accordingly... Mike 11,1 hike DrLlrn'n From: Sent: Thursday, November 19, 2009 10:35 AM To: I-eicoh, A dri Cc: 15~ , =mes ; .j_i_n_sco _ Subject: Re: Lake Simcoe Aeropark Inc. Terrific - thank you so much Andria... Have a great day... Mike From: Le~-,Jnl, Andria Sent: Thursday, November 19, 2009 10:29 AM "ii { To:'mdru~,~~ Subject: Re: Lake Simcoe Aeropark Inc. i Mike, Got your voice mail. The documents you have provided are sufficient. I am in meetings today tomorrow but will try and find an opportunity to connect further with you Andria Leigh, MCIP, RPP Director Development Services Township of Oro-Medonte -1171 This e-snail may contain PRIVILEGED AND C;ONF:I:DEN [ iAL :INFc)KMA € ION and is intended solely for the use of the individual or entity to whom it is addressed. If you are not the intended recipient, please notify the sender by e-mail. Further, you should not copy, discloser or distribute this e-mail or its contents to any other person and any such actions are unlawful. This e-mail may contain virt€ses. The Township of Oro-Modonte has taken every reasonable precaution to minimize this risk, but is not liable for any damage you may sustain as a result of any virus in this e-mail. You should carry out your own virus checks before opening the e-mail or attachment. The Township of Oro-Medonte reserves the right to monitor and review the content of all messages sent to or from this e-mail address. Messages sent to or fro€'n this e-mail address may be stored can the Township of Oro-Medonte's e-mail syste€'n. From: Mike Drumm <mdrumm@lakesimcoeairport.com> To: Andria Leigh <andria.leigh@oro-medonte.ca>; Leigh, Andria Cc: Dave James <DJames@barrie.ca>; Jim Scott Sent: Thu Nov 19 10:02:32 2009 Subject: Lake Simcoe Aeropark Inc. Good morning Andria Pursuant to my voice mail of Tuesday November 17, 2009; 1 would like to confirm if the Lake Simcoe Regional Airport needs to provide further comment to what we have already submitted regarding the proposed plan of subdivision submitted by Lake Simcoe Aeropark Inc. As discussed in the past and as submitted on various occasions throughout the past several years, the airport's only concern with any developments on any adjacent lands is to ensure that the proper height controls are categorically implemented and maintained. Thanks Andria - I look forward to your earliest response. Mike Mike Drumm, Airport Manager Lake Simcoe Regional Airport Tel: 705-487-0999 1 Fax: 705-487-1411 www.lakesimcoeairport.com VA Slincoe County District School Board 1170 Highway 26 west Mldhurst, Ontario LOL IX0 November 13, 2009 Phone: (705) 728.7570 Fax: (705) 728-2265 www.scdsb.on.ca Ms. Andria Leigh, MCIP, RPP Director of Building & Planning Services Township of Oro-Medonte 148 Line 7 South P.O. Box 100 Oro, ON LOL 2X0 a~ Ion 3 FILE NO.2008-ZBA-14 2008-SUB-02 Dear Ms. Leigh: ZONING BY-LAW AMENDMENT LAKE SIMCOE AEROPARK INC. INDUSTRIAL SUBDIVISION TOWNSHIP OF ORO-MEDONTE Thank you for circulating a copy of the proposed Zoning By-law Amendment Application and Subdivision Application for the above-noted property to this office. The applicant has applied to rezone the subject property for 77 industrial lots of various sizes. Elementary students residing in this area are bussed to Guthrie Public School and secondary students will be bussed to Eastview Secondary School in Barrie. Should you require additional information, please do not hesitate to contact the undersigned. Yours truly, 174;;~_ Holly Spacek, MCIP, RPP Senior Planner <r 1 r rek 905 -895-1281 1-800-465-0437 ax: 905-853-5881 3-Mail: info t lssca.on.ca Reel}: -,vv.ca.(srca.on.ca 20 Bayview Parkway 3nx 282 '4 u,mtarket, Ontario .,3Y 4X1 Watershed to% (S) rr.So~y c ~4)_' November 24, 2009 Ms. Andrea Leigh, MCIP, RPP Director of Development Services Township of Ciro-Medonte 148 Line 7 South, P.O. Box 100 Oro, Ontario LOL 2X0 Dear Ms. Leigh; Re: )raft Plan of Subdivision and Zoning By-Law Amendment Your File: 2008-SUB-02 and 2008-ZBA-14 Part Lots and 19, Concession (Line 7 North) Townshi of ro- edonte Oro o n of Simcoe Thank you for providing the Lake Simcoe Region Conservation Authority (LSRCA) with Notice of a Public Meeting with regard to the above-noted plan of subdivision and rezoning applications. As you are aware, the LSRCA provided comment on these applications by letter dated September 23rd, 2009. A copy of that letter is attached for your reference and forms part of the public record. As you know, a meeting was held on October 14th between the developer, consultants, Township, and this conservation authority. The purpose of the meeting was to discuss the LSRCA letter especially as it relates to the application and implementation of the Labe Simcoe Protection Plait. In general, the draft plan of subdivision showed several lots (7,17,24,40-43,51-53,60-63,75-77) and proposed roadways within key natural heritage and hydrologic features (eg. wetlands). 'As a result, the draft plan as proposed did not conform to the designated policies of the Protection Plan. Accordingly, it is our understanding from the outcome of the meeting that the proponents would revise the draft plan of subdivision to reflect. a That all proposed Lot lines would be located a minimum of 30 metres from all key natural heritage and hydrologic features in accordance with the Lake Simcoe Protection Plan. . `car Life Andria Leigh, MCIP,RPP November 24, 2009 Page 2 of That the property would be developed in phases whereby that part including the key natural heritage features would be signified as "Other lands owned by the applicant" and would not be indicated as part of the draft plan. • That the studies prepared in support of this draft plan of subdivision would be amended accordingly in order to demonstrate conformity with the Protection Plan, including the preparation of a Natural Heritage Evaluation. Based on the revised draft plan provided by the developer, we note that several lots and roadways are still proposed within the key natural heritage features and their minimum vegetation protection zones (30 metres). On this basis, we recommend that any draft approval of this industrial plan of subdivision and passage of the implementing zoning by-law be deferred until conformity with the designated policies of the lake Simcoe Protection Plan has been demonstrated. In addition, we understand from the proponents that the removal of key natural heritage features (and bird habitat) on the subject property is required for aviation safety purposes related to the adjacent lake Simcoe Regional Airport. Written confirmation from a federal authority, in accordance with the Aeronautics Ac't, must be obtained in order to substantiate the removal of any key natural heritage features on the subject property. Please advise s of any decision on these matters. ce rpi y, Cha es1 s, MCIP,RPP Plan 'ng olicy Coordinator Email copy: v Ministry of Environment, Caroline McKee, MCIP,RPP Township of Oro-Medonte, Councillor Sandy Agnew Burnside, Michael Sullivan, MCIP,RPP LSRCA, Bev Booth, MCIP,RPP LSRCA, Mike Walters, CMMII I-4 1. is 0 NOMINEES ]f a .^~€,.;"~:4a,$;~'.ew'°zm~,~~'.'~~~':.~.~a:.~'~`~~~-~cz'~"5~`.~~t'~~»`s,5~k~~~~, <w,.+~s.~!'sa~t,.!~`~'7~.?~~, i~k1'~.~W"s. ~ ~ .3 „°~,s ,e a,.. %a 07'l M4 S C5S bL. Maeurg gate 1 G•~C, ,;~F,;UCf.'~c..ascC o' Gw W,Cenlt 6awci uat~ers:cm pxs,cue Ju- u;.Nhusai 1 1n X ~ ..4 t i t "l A ,a_ , ,z f,u Y1 „3~aa"` v LakeSimcoe s November 27, 2009 Township of Oro-Medonte 148 Line 7 South P.O. Box 100, Oro, Ontario LOL 2X0 Attn: Andria Leigh, Director of Development Services Dear Ms Leigh, Please find attached, as requested, a written copy of the verbal submission I made at the public meeting of 2009-11-25 regarding: Proposed Amendment To the zoning by-law And Proposed plan of subdivision Of the Township of Oro-Mendonte 2008-ZBZ-14 & 2008-SUB-02 (Lake Simcoe Aeropark Inc) The digital recording and this copy may not be exact as for some unknown reason I became extremely nervous at the meeting. I also removed a couple of lines from this copy as I edited them out on the fly at the meeting. Yours truly, Carr Pepler 440 Line 8 N RR-2 Oro Station, On LOL 2E0 -705-487-2332 Once again I find myself dealing with a situation that can go the right way or the wrong way. And no it's not a case of nimbyism. I understand that change is inevitable but there is a right way and a wrong way to deal with change. I want to make sure that this change is done the right way and doesn't create a bunch of problems for the township or surrounding properties later. I have listed some of the concerns I have in no particular order: Lighting Light pollution is becoming an increasing problem. An example is the Airport sign. The sign is outrageously bright and throws a ridiculous amount of glare into the surrounding area at night. All signage, street lighting and security lighting should be kept to the bare minimum and designed to minimise glare to the surrounding properties. There needs to be proper by-law restrictions put into place in order to deal with this before it becomes a bigger problem not just here but across the township. Fencing The old saying goes "fences make for good neighbours" and in this case it's probably true. A proper fence (chain link minimum 6 feet high with three strand top wire angled into the development) needs to be put into,place at the developer's expense between the proposed development and the surrounding neighbours in order to prevent material from being illegal dumped from the development or transported across the development and dumped on the surrounding properties. This should also keep trespassing to a minimum and prevent a certain amount of rubbish from blowing onto the properties around the development. Illegal Dumping Illegal dumping is a problem in the township and the developer and the township need to make sure that before during and after construction that real efforts are made to prevent illegal dumping from taking place on the property. The property should be monitored by the township, at the developer's expense, to make sure should material be illegal dumped , placed, or buried on the property that said material be dealt with in a proper and timely matter, not just a hole dug or covered over problem solved solution. Hazardous waste Hazardous waste, obviously, goes along with the illegal dumping issue. You will have businesses that create hazardous waste. The township should make it mandatory that these businesses obtain a yearly licence to operate within the township and are subject to inspections of at least once a year, cost to be recovered from the business. The businesses should be required to keep a verifiable audit trail of what happened to their hazardous A/aste. The businesses should also be required to hire a reputable waste disposal company and not just some fly by nighters. Hazardous chemicals Hazardous chemicals the illegal dumping or disposal issue will be a potential problem. Same as hazardous waste but they present other problems e.g. improper disposal by pouring down the drain or out the back door. The township should make it mandatory that these businesses obtain a yearly licence to operate within the township and are subject to inspections of at least once a year, cost to be recovered from the business. The businesses should be required to keep a verifiable audit trail of what happened to their hazardous chemicals. The businesses should also be required to hire a reputable waste disposal company and not just some fly by nighters All businesses should be required to report the types and amounts of hazardous chemicals they keep on site to the township for emergency notice and evacuation planning purposes. Emergency notice and evacuation plan Emergency notice and evacuation plans (including farm animals) should be in place by both the township and any businesses that deal in or with any hazardous materials. The businesses should also carry sufficient insurance to deal with any claims against them. A failure to pay, let lapse or cancelled notification by the insurance company clause should be included. Any business that requires such insurance and fails to obtain and maintain it is subject to immediate shut down. Ground water protection Ground water protection should be a priority. Waste water and runoff should be captured and treated at a central site that can monitor the,water for any improper disposal of hazardous materials. Only after the treated water is deemed save should it be released back into the environment. The township should pick an independent third party lab to do the testing. Noise roper planning and noise abatement measures need to be put into place and agreed to by the surrounding properties. There are already times I walk outside and feel the need for earplugs and my hearing is not the greatest. It's amazing how much traffic noise you can hear from Highway 11. When you combine the traffic noise, and the airport it's sometimes deafening, now add the race track and Brule's Creek events. I can just imagine what the combined new noise levels will be like outside. Please don't tell me to go inside shut the windows and turn on air conditioning which I don't have and shouldn't have to. Medical fact constant noise creates stress and stress kills. Possible solution: Deflect the noise towards the airport through proper design. Build oversized brumes between the subdivision and the surrounding properties. Plant trees on the brumes and I don't mean little sticks. 24 hour operations, weekend operations and or non-traditional hours of operations should be placed on the airport side of the property in order to minimize the noise affecting the surrounding properties. Odours and Dust Control Proper planning regarding odours and dust abatement measures need to be put into place and agreed to by the surrounding properties. Put a by-law, with teeth, in place, which bans any industrial business that creates obnoxious odours and or dust or particulate matter e.g. portable or permanent asphalt plants, concrete manufacturing and the like. Provide Proper Separation Provide proper separation of industrial operations and farming operations. The separation should provide proper protection to organic farm land, non-organic farmland and any other neighbours from water and airborne contamination. Monitor and enforcement By requiring yearly licensing and inspections the township will hopefully be able to prevent problems from occurring or at least catch the problems and deal with them in a timely and effective manner before too much damage is done. The bottom line is you want developers and businesses that are forward looking, understand the environment and want to take care, of it not abuse it, willing to go that extra mile well beyond what is the minimum and want to locate in Oro-Medonte for the right reasons and not just because land is cheap and we seem desperate forjobs and tax dollars. You want developers and businesses that will work with the surrounding land owners in order to understand their fears and concerns and who will go that extra mile and the expense in order to address those fears and concerns in a truly meaningful way. You don't want the type that tries to ring every plug nickel out of their investment and to hell with their neighbours. I'm sure you know the type. You want the type of developer that if land was to be developed next to you or them, you'd be confident that it would be done right and not cause you to hate living there and despise the people who recommend it, approved it and developed it. You don't want the type that promises gold and delivers lead. You have an opportunity here to set an example of how to do it right instead of an example of what not to do. There are so many examples of "bad" in Simcoe County. So, as politicians you have an opportunity here to be visionaries. You can be politicians, who did it right or just another bunch of elected officials with a dismal track record of failure and bad or poor development decisions. You can be politicians who did it right and be remembered or just be forgotten and assigned to the dustbin of history. I urge you not to approve this proposed amendment to the zoning by-law and proposed plan of subdivision, until you are absolutely confident and sure that it will be developed in a proper and environmentally sustainable manner well beyond the minimum required. I urge you not to provide approval until you are sure that there will be little or no impact on the surrounding properties. I urge you not to provide approval until proper and meaningful by-laws are put into place in order to address the concerns I have raised. .K Developers and businesses real care about Oro-Medonte and its' future they'll understand the need for proper and meaningful by-laws with teeth, which may cause them added expense and the possible downsizing of a project. They'll understand that restrictions may have to put on the type of businesses that are allowed to operate on the land they wish to develop. Good developers and good development is what Oro-Medonte needs and it takes good leadership to stand-up and make sure Oro-Medonte gets the proper development it deserves. It takes good leadership to protect the minority and to make sure they don't get trampled upon. As I stated earlier change is inevitable but please do it the right way. We the surrounding properties are the minority and we need your protection.