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04 13 2011 2011-OPA-01 2011-ZBA-01 (Napoleon/Wolf Steel)} AA rounuh{p of Proud Heritgge, Expiring F01ere NOTICE OF PUBLIC MEETING FOR PROPOSED AMENDMENTS TO THE OFFICIAL PLAN AND ZONING BY -LAW OF THE TOWNSHIP OF ORO- MEDONTE 2011- OPA -01 2011- ZBA -01 (Napoleon/Wolf Steel) TAKE NOTICE that the Council of the Corporation of the Township of Oro - Medonte will hold a Public Meeting on Wednesday, April 13, 2011 at 7:00 p.m. in the Municipal Council Chambers. The purpose of the public meeting is to obtain public comments on proposed amendments to the Official Plan and Zoning By -law, under Section 17 and 34 of the Planning Act, R.S.O. 1990 c. P. 13. THE PURPOSE of the proposed Official Plan and Zoning By -law Amendments is to redesignate and rezone the lands described as Concession 1, North Part Lot 10 (formerly Oro Township) municipally known as 2621 Gore Road. The lands are proposed to be redesignated from Agricultural to Industrial and Environmental Protection One and rezoned from Agricultural/Rural (A/RU) and Environmental Protection (EP) Zones to Economic Development (ED) Zone and Environmental Protection (EP) Zone, in order to facilitate the development of a warehouse facility to store and distribute products manufactured by Napoleon/Wolf Steel A KEY MAP illustrating the location of the subject lands is provided below ANY PERSON may attend the public meeting and/or make written or verbal representation either in support of or in opposition to the proposed Amendments. If a person or public body that files an appeal of a decision of the Township of Oro - Medonte in respect of the proposed Amendments does not make oral submission at the public meeting or make written submissions to the Township before the proposed Amendment is adopted, 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 Official Plan and Zoning By -law Amendments, 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 and Official Plan Amendment 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 24th day of March 2011. Andria Leigh, MC1P, RPPO Director of Development Services 2011-OPA-01 2011-ZBA-01 (Napoleon/Wolf Steel) Subject Lands to be redesignated and rezoned GHWAY-1 TOWNSHIP OF SPRINGWATER -NAPOLEON QUALITY FIREPLACES Wolf Steel /Napoleon Warehouse Expansion Public Meeting OPA and ZBA April 13th, 2010 Presentation Outline • History and corporate profile of Wolf Steel / Napoleon • Review the Wolf Steel Official Plan Amendment • Review the Wolf Steel Zoning By -law Amendment • Answer questions regarding the proposed Amendments 1W Project Team QUALITY FIREPLACES C.C. TATHAM & ASSOCIATES LTD. CONSULTING ENGINEERS Collingwood Orillia Brac ®bridge Barrio • Wolfgang Schroeter and Family • Richard Motyka General Manager of Operations • Dan Hurley, Jeremy Ash & Michael Cullip • Jim B roadfoot • Nick McDonald • Jamie Robinson 3 Introduction to Wolf Steel /Napoleon • 500,000 ft2 of manufacturing space • Over 400 employees • Numerous phases of expansion in Oro- Medonte • Corporate Headquarters in Oro - Medonte • Global presence • New warehouse facility to consolidate warehousing operations and free -up additional manufacturing capacity at Bayview Drive barbecue facility in Barrie and 24 Napoleon Road. • Warehouse expansion must be located adjacent to existing operations. • Not a high traffic volume warehouse. 4 Land Ownership Conceptual Site Plan Conceptual Land Use Plan Oro=Medonte Official Plan Policies • The Official Plan contains strategic directives that include: a) To foster a competitive and positive business climate in the Township. g) To encourage wherever possible though the land use planning process the retention and expansion of existing businesses in the Township. • Lands Designated Agricultural • Rationale for redesignation from Agricultural to Industrial — PPS criteria for removal of lands from Prime Agricultural Area — Expansion of an existing, successful industrial business — Small separated compartment of lands that are adjacent to existing industrial lands, Highway interchange 8 Expansion of Existing Business Proposed Zoning • Zoning Amendment to zone the lands to permit the development of a warehouse facility. • Zoning Amendment to remove the EP zoning from the drainage course that conveys water from MTO lands. • Zoning Amendment will increase the amount of lands zoned EP adjacent to Willow Creek and recognize appropriate development setbacks from the environmental features on the southern portion of the lands. 10 Existing Environmental Protection Zoning Proposed EP Zoning Conceptual Land Use Plan 13 Provincial Policy Statement • Growth and Settlement — New growth is to be focused in settlement areas • Rural Areas — In Rural Areas the PPS permits the management and use of resources, resource -based recreational activities, limited residential development, and other rural land uses. — Wolf Steel is an existing industrial land use in the rural area. Wolf Steel is an other rural land use. 14 Provincial Policy Statement Cont'd • Removal of Land from Prime Agricultural Areas • Criteria 1. the land does not comprise a specialty crop area; 2. there is a demonstrated need within the planning horizon provided for in policy 1.1.2 for additional land to be designated to accommodate the proposed use; 3. there are no reasonable alternative locations which avoid prime agricultural areas; and 4. there are no reasonable alternative locations in prime agricultural areas with lower priority agricultural lands." 15 Provincial Policy Statement Cont'd • Employment Areas 1.3.1 Planning authorities shall promote economic development and competitiveness by: (a) providing for an appropriate mix and range of employment (including industrial, commercial and institutional uses) to meet long -term needs; (b) providing opportunities for a diversified economic base, including maintaining a range and choice of suitable sites for employment uses which support a wide range of economic activities and ancillary uses, and take into account the needs of existing and future businesses; (c) planning for, protecting and preserving employment areas for current and future uses; 16 Growth Plan • The Growth Plan provides direction on where and how growth should occur in the Greater Golden Horseshoe • Section 2.2.6 speak so the allocation of employment lands by municipalities. • Municipalities will promote economic development and competitiveness by: • c) planning for, protecting and preserving employment areas for current and future uses; 17 Traffic Considerations • 26 vehicles for the warehouse day shift • 6 vehicles for afternoon shift • 10 external truck trips per day • 12 truck trips between Napoleon Road and Warehouse facilities • Entrance on County Road 93 would reduce traffic on Highway ramp /Gore Road interchange MTO Comments • MTO is a commenting agency and issues permits for development within their jurisdictional limits. • The MTO has expressed preliminary concerns with potential traffic congestion at Gore Road and the Highway 11 ramp. • The warehouse is not a high volume traffic warehouse. • Consumer purchases are seasonal. • The proposed development will have a limited impact traffic movements in the area of Gore Road and the Highway 11 Ramp. • Confident that MTO comments can be addressed though the site planning and permitting process. 20 NVCA Comments • NVCA comments generally relate to the preferred location for development on the site including setbacks for development. • NVCA generally requires a 30 metre setback from natural featu res. • The NVCA has not identified any concerns with the proposed use of the lands for industrial purposes. • We are prepared to work with the NVCA to establish appropriate development setbacks and remedial buffering where appropriate. • Site Plan process can be used to implement remedial work where necessary. 21 Conclusions The Official Plan and Zoning By -law Applications: — Are consistent with the PPS by promoting economic development by protecting and preserving a local employment areas. — Conform to the County of Simcoe Official Plan. — Implement the Township of Oro - Medonte Official Plan fostering economic development though the expansion of a successful business. — Will bring significant economic investment to the Municipality. 22 Next Steps • Meridian to work with Planning Staff and commenting agencies to resolve concerns where possible. • Planning Staff to review public meeting comments and agency comments and prepare recommendation to Council • Zoning By -law Amendment — Township is the approval authority • Official Plan Amendment — County is the approval authority. • County Meeting Schedule —June 28, No July Meeting, August 25 (tentative) • County Staff would require an adopted OPA from the Township by mid -May in order to include on June Agenda. 23 Questions and Comments 24 PUBLIC MEETING PROPOSED AMENDMENTS TO THE TO\AINISHIP'S OFFICIAL PLAN ANID 7r)NIINIG FY.LA\Ai 97 -9J OFFICIAL PLAN AMENDMENT APPLICATION 2011- OPA -01 ZONING BY -LAW AMENDMENT APPLICIATION 2011- ZBA -01 North Part of Lot 10, Concession 1, 2621 Gore Road Township of Oro- Medonte (formerly Township of Oro) Ol 1 -0 PA -0 l & 201 J -ZBA-0 l Public Meeting April 1 37 201 1 o Purpose of Meeting — To obtain public comments on proposed amendments to the Township's Official Plan and Zoning By -law 97 -95. a The Proposed Official Plan and Zoning By -law Amendments would apply to lands described as North Part of Lot 10, Concession 1, Township of Oro - Medonte (formerly Township of Oro) as shown on the Location Map (next slide). tio n o The property subject to the amendments has a total lot area of 20.5 hectares (50.6 acres) however, with the development constraints, only 6 hectares of land is proposed to be re- designated and rezoned for the development of the proposed warehouse facility. 1 & zo> > zBa -oi Public Meeting A 13, 2011 o Official Plan Amendment Application 2011 - OPA -11 proposes to re- designate a portion of the lands from the Agricultural designation to the Industrial and Environmental Protection One designations a Zoning By -law Amendment Application 2011- ZBA -01 proposes to rezone the same portion of lands from the Agricultural/ Rural (A / RU) and Environmental Protection (EP) Zones to the Economic Development (ED) Zone and to rezone a portion of the Agricultural /Rural (A /RU) Zone to the Environmental Protection (EP)Zone. a The two applications were submitted in order to consider the proposed development of a warehousing facility to store and distribute products manufactured by (Napoleon) Wolf Steel Ltd. Subject Lands to be redesignated rand rezoned HIGHWAY -1 TOWNSHIP C F SPfZIN�WATER ._ J.` -�A T I IIIDUSTRIAL EXPAIISION LANDS OP • Industrial i ZB - Economic Development ENVIRONMENTAL, FEATURES TO BE RECOGNIZED OP - Environmental Protection ZB - Environmental Protection Ai EXISTING RURAL LANDS TO BE MAINTAINED OP - Agricultural ZB . Agricultural I Rural EXISTING RURAL LANDS TO BE MAIIITAIIJED OP - Agricultural ZB - Agricultural Rural fl 2011 -OPA-0 I & 2011 7_BA Ol Public Meeting April 13,2011 The applicant has indicated that the proposed development of the warehouse facility would: 1. Allow Wolf Steel. Ltd. to consolidate warehousing operations into one facility. 2. Free -up space within their existing facilities on Napoleon Drive and in Barrie for additional manufacturing. I Allow Wolf Steel Ltd. to continue to operate within the Township of Oro - Medonte. The applicant has indicated that at the present time, because the warehousing operation is not consolidated with their facilities in Oro - Medonte, there are impacts on cost and the timing of delivery of product to market. The freeing - up of space at their current facilities in Oro - Medonte for manufacturing will allow for even more corporate growth and expansion. 2011 OPA Oi & 2011-7-BA-0 l P, Public 4eeting Api , il 1 3 2011 a Issues required to be analyzed by Planning staff in their Report to Council in the future include: - potential economic benefits from proposed development to be weighed against appropriateness of development from planning policy perspective - conversion of land from "Agricultural" to "Industrial ", - environmental issues (floodplain, wetland and erosion hazard lands), - transportation and traffic issues, - archaeological investigations, - PPS and Places to Grow policies reviewed, All of the above issues will require staff to respond to the question on whether "this is the appropriate land use for this site ?" Nance of a Public Moeling of the 71 Tw3hip of BID-Medonle purauait to Stxtlan A1151 and Soetion 341121 of the PItamg act in tespect to a f oMed MOM Man Amendment 12O11-OPA -011 and 2onmg By-law Amendment 12MI -21 Meeting Date; Wed, Aprd 13, 2011 At 72 pm Township of Oro-Modonte GaurcO Admin Building 1AB Una 1 South Ptonesed Use: induS16A parson may write or spend to 1 tnt submiseona ka mme infnrmauoo ut % Tawnshio Plennii rtmenr a► 487-21 ?t Public Meeting NTotic osted March 24, 2011 011 -(S PA-0 I & 2011 -ZBA-0 I Public_ Meeting April 13, 701 1 Location of Proposed Industrial Building facing East PT North -East Corner of Proposed Industrial Building facing West 0 I'm A4 I01 I -OPA-0 l & 2011 -ZBA-0 I Public Meeting A 13, Z a Comment letters have been received to date from the Nottawasaga Valley Conservation Authority and the Ministry of Transportation. Environmental and Transportation/ traffic concerns have been raised which the applicant will be required to address for consideration. by Planning staff in their future Report to Council. a Questions or comments from Members of Council or the Public. Ministry of Transportation Corridor Management Section Central Region 7 "' Floor, Bldg. D 1201 Wilson Avenue Downsview, ON M3M 1J8 Tel (416) 235 - 3991 Fax (416) 235 4267 STEVEN FARiQUHARSON Intermediate Planner Township of Oro - Medonte 148 Line 7 South, Box 100 Ontario, LOL 2X0 Ministere des Transports Section de is gestion des couloirs'routiers Region du Centre 7e etage, edifice D 1241 avenue Wilson Downsview ON M3M1J8 T61: 416 235- 3991 Teiec: 416 235 - 4267 April 07, 2011 RE: WOLF STEEL OFFICIAL PLAN AMENDMENT and ZONING BY-LAW AMENDMENT 2011- OPA•01 and 2011- ZBA -01 Con 1, Lot 10 Township of Oro - Medonte South /East of Core Road and Penetangushene Road Steven, Further to your circulation, dated February 28, 2011 the Ministry of Transportation has reviewed the above noted submission in accordance with the requirements under the Ministry's Public Transportation and Highway Improvement Act. The following outlines our comments Please be advised that as of today the ministry is not in favour of the OPA and Rezoning applications regarding the above noted property. We are requesting you to postpone the rezoning application until the ministry has had a chance to review a concept/preliminary site plan in greater detail. The existing connections of the Napoleon Road and Gore Road to Highway 11 ramp are undesirable and add. ing any major development in the vicinity will enhance the operational issues and will reduce the safety. The proposed development should take into consideration the future need to reconstruct the Highway 11 interchange and realignment of Gore Road and Napoleon Drive. We do not have any improvements planned at Highway 11 and Highway 93 interchange at this time, however this development is in close proximity of Hwy 11 /Hwy 93 ramps and as you may realize, once this developer has completed construction of their site, there would be limited ability to improve the situation in the future. Therefore, at this stage of project is too early for unto support the proponent's request for Rezoning and OP Amendments. We will require the proponent to provide additional detailed information regarding the site plan development (which would include the actual location of the bldg on the site, parking and loading areas and access options). e According to the TIS, the proposed warehouse facility will replace warehouse space at the existing Wolf Steel facility. Once the new warehouse is in operation, there will be space made available for an expansion or change in operation at the existing facility that will generate additional traffic. The TIS should provide some information regarding future plans for the existing, facility and take any traffic generated by changes at the existing Wolf Steel into account in the TIS analysis. The TIS trip generation rates are apparently based on information provided by Wolf Steel. There is no way to verify if the trip generation rates are reasonable. However, the assumed trip generation rates appear low when considering other information provided concerning the proposed development. For example, a total 22 truck trips (10 trucks external to the site and 12 trucks daily from the Gore Road warehouse) are assumed. The related planning report provided indicates loading facilities will be provided for 30 trucks. In addition, 56 parking spaces will be provided, which indicates available parking will be significantly greater than required for office and warehouse staff. Typically, the appropriate ITE trip generation rates should be applied to determine the traffic impact of the proposed development. The proponent should confirm the size of the development and resulting trip generation and compare the assumed trip generation rates with the appropriate ITE trip generation rates. If ITE trip generation rates are substantially higher than the assumed rates, the analysis should be done using the ITE trip generation rates. • The proponent needs to comply with the requirements under the "Class Environmental Assessment for Provincial Transportation Facilities, 2000 ". Based on the Planning Deport it was noticed that an Environmental Report was prepared for this site. Please ensure that the Environmental Screening Documentation is prepared and submitted for Ministry Review as per the requirements under the Class EA document. Where applicable, the proponent may choose to submit similar environmental documentation that conforms to the Municipal Class EA document. • In general, any proposed development on these lands (including proposed buildings, above and below ground structures, proposed accesses, fire roads, sewers and stormwater management facilities /ponds) will require ministry review, and approvals. As part of the review process, the applicantlowner will be required to submit 4 copies of the detailed, full- scale (1:500) site plan, survey plan, site servicing and grading plan and a storm water management report, a lighting plan with units in LUX and traffic impact study. All plans and reports must be stamped and signed, • The applicant should be made aware that ministry permits are required for all structures above and below ground, located within 396m of a ministry intersection and 45m from our highway property limit. Please note that according to our records a section of Penetanguishene Road, (around 150m south of the Gore Road) is designated as a King's Highway and therefore we request that the proponent locate the future entrance to the Penetanguishene Road as far south as possible from the ministry ramp. • All signage on the site must be placed under a ministry issued sign permit. Proposed signs must be shown on the site plan. • Permits must be obtained from our office located on the 7t" Floor, Atrium Tower, 1201 Wilson Avenue, Toronto, Ontario M31VI 1 J8. The Permit Officer contact for this area is Phil lannacito and he can be reached at 416- 235 - 4592. I trust that the above is clear and satisfactory. If you have any further questions or concerns, please contact Phil lannacito at 416 - 235 -4592 or me at the number listed above at your earliest convenience. We request your co- operation in advising the owner of the above noted matters, Since ely, W. Asia Polus Corridor Managem ntTechnician April 5, 2011 Township of Oro - Medonte 148 Line 7 South P.O. Box 100, Oro, Ontario LOL 2X0 Attn: Steven Farquharson Re: Official Plan Amendment 2011- OPA -01 Member Zoning By -law Amendment 2011- ZBA -01 Municipalities Part of Lot 10, Concession 1, Gore Road and Penetanguishene Road Township of Oro - Medonte (Formerly Oro) Adjala- Tosarontio (Wolf Steel) Amaranth Barrie NVCA staff received the above mentioned application and understands the The Blue Mountains purpose is to re -zone the lands from Agricultural, Rural and EP to also include Bradford -West GwilIimbur'- Economic Development, and designate the property from Agricultural to Industrial to permit construction of a warehouse facility to store and distribute Clearview products manufactured by the applicant. Coil ingwood Essa The submission was accompanied by: Grey Highlands • C. C. Tatham & Associates Ltd. Letter Brief "Wolf Steel — Proposed innisfil Warehouse Facility, Natural Hazard Assessment" dated January 28, 2011. Including engineering drawings [HAZ -1, HAZ -2] signed and stamped trielancthon January 28, 2011. Mono . Wolf Steel Expansion Proposal Submission Package dated February 22, Mulmur 2011 prepared by Amick, Meridian and C.C. Tatham. New Tecumseth Ontario Regulation 172/06 Shelburne Oro - urne e The property is almost entirely regulated pursuant to Ontario Regulation 172/06, the Authority's Development, Interference with Wetlands and Alterations to Springwater Shorelines and Watercourses Regulation due to the presence of a wetland, Wasaga Beach watercourse, and associated floodplain and meander belt. Permits are required from NVCA prior to construction or grading on this property. Watershed Engineering Comments Counties Review of this submission was based on requirements and guidelines set out in Dufferin the MNR Natural Hazards Technical Guidelines and current NVCA Grey Development Review Guidelines available on the website, www.nvca.on.ca. Simcoe NVCA engineering staff noted the following outstanding issues with this most recent submission: Member of Ce %brdting 5Q Years in Conservation 1960 -2010 NOTTAWASAGA VALLEY CONSERVATION AUTHORITY Centre for Conservation Conservation John Hix Conservation Administration Centre Tiffin Conservation Area 8195 8th Line U 1����M 1T0 ONTARIO Telephone: 705.424.1479 Fax: 705.424.2115 Web: www.nvca.on.ca Email: ad in c� on.ca ua�i cn,mp7oirs April 5, 2011 Re: official Plan Amendment 2011- OPA -01 and Zoning By -law Amendment 2011 - ZBA -01 Part of Lot 10, Concession 1, Gore Road and Penetanguishene Road Township of Oro- Medonte (Formerly Oro) (wolf steel) 1. As per the MNR Technical Guide, the limit of the erosion hazard for meandering systems is the greater of the meander belt allowance or the flooding hazard limit plus the 6 metre erosion access allowance. Please revise drawing HAZ -1 to delineate the erosion access allowance adjacent to the floodplain. 2. The proposed locations for the stormwater management ponds are located within the revised erosion hazard setback. Please note NVCA does not support the location of stormwater management facilities in the erosion hazard setback including the 6 metre access allowance with the exception of maintenance access roads. 3. Details of the stormwater management system were not provided and NVCA engineering staff cannot provide comments at this time on sizing or design of these features. Ecology NVCA staff engaged in pre - consultation with the applicant's agents to discuss the environmental (and hazard) concerns associated with the property. Through this pre - consultation NVCA advised that the generic regulation wetland mapping was not field truthed and ground truthing would be required during a wetland staking, at which NVCA staff request to be present. In addition, NVCA guidelines require a 30 metre setback to new development from wetlands. These concerns have not been addressed in the current submission. OPA and ZBA • NVCA recommends the floodplain and erosion hazard land, plus 6 metre setback, should be appropriately zoned and designated. • NVCA recommends the wetland and associated 30 metre setback should be appropriately zoned and designated. • The drainage channel that is proposed to be re- routed could be part of the stormwater management treatment train, and this feature contributes to fish habitat. It may be necessary to zone and designate this feature accordingly. Other While the current application is for a ZBA and OPA, the submission includes information that could be included in an upcoming site plan. The following comments relate to this information. There is a drainage feature on site adjacent to Penetanguishene Road. The feature contributes to fish habitat. NVCA staff believe moving the feature could be addressed through a letter of advice, as per our agreement with the Department of Fisheries and Oceans. NVCA staff advised that if the feature is moved, it is preferred to keep the feature outside of the road side ditch due to quality concerns and the impact on the wetland and the fishery as road side water features can be exposed to more contaminants from salt, oil, metals, etc. Drawing HAZ -1 shows the drainage feature being routed through the road side ditch and the storm water management pond. Diverting the water feature through Page 2 of 3 April 5, 2011 Re: Official Plan Amendment 2011- OPA -01 and Zoning By -law Amendment 2011- ZBA -01 Part of Lot 10, Concession 1, Gore Road and Penetanguishene Road Township of Oro- Medonte (Formerly Oro) (Wolf Steel) the stomwater management pond may address some water quality concerns, but please be aware that a treatment train approach is suggested. Enhanced plantings along the new feature are strongly recommended and NVCA staff would request more information on how this feature will be designed, to provide further comments. Details of the stormwater management ponds were not provided. NVCA cannot provide comments on the ponds, and cannot determine if they are sized properly or meet the NVCA or MOE guidelines. In addition, it is possible that the stormwater management facilities may require zoning and designation. Conclusion NVCA staff has outstanding concerns related to identifying, zoning and designating the natural features and hazard land, and the associated setbacks. NVCA requires additional information in order to complete our review and additional comments may be provided in the future. We trust this is of assistance. If you have any questions or concerns, please do not hesitate to contact the undersigned. Regards, Patti Young MCIP, RPP Senior Planner DF/KN /PY cc: Jamie Robinson, Meridian Planning Page 3 of 3