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10 26 2011 2011-OPA-03 2011-ZBA-15 (400 Bowling Ltd.)�ry� T wnNdy of�� r NOTICE OF PUBLIC MEETING FOR PROPOSED AMENDMENT TO THE OFFICIAL PLAN AND ZONING BY -LAW OF THE TOWNSHIP OF ORO- MEDONTE 2011- OPA-03 2011- ZBA -15 (400 Bowling Limited/Allan Goulding in Trust) TAKE NOTICE that the Council of the Corporation of the Township of Oro - Medonte will hold a Public Meeting on Wednesday October 26, 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 Amendment is to redesignate and rezone the lands described as 3017 Highway 11, being Part of Lot 21, Concession 8 (formerly Oro Township). The lands are proposed to be redesignated from Highway 11 Special Policy area to Oro Centre — Commercial and rezoned from General Commercial (GC -32) Exception Zone to General Commercial Exception (GC') Zone, in order to facilitate the proposed commercial uses that include a motor vehicle service station and kiosk, retail store and restaurant. The zoning exception applies to a relief to the parking standards of Section 5.1 of Comprehensive Zoning By -law 97 -95 as amended. 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 Amendments are 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 Amendments are 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 e day of October 2611. Andria Leigh, MCIP, RPP Director of Development Services LOCATION MAP LAKE SIMCGE REGIONAL AIRPORT z HIGHWAY ll� SUBJECT LANDS TOWNSHIP OFFICE ! LANDS TO BE REZONED FROM GCW ZONE TO GC ZONE x44 A7 �� { Lake Simcoe Region Conservation Authority October 13, 2011 Steven Farquharson, B.URPL Intermediate Planner Township of Ora - Medonte Oro, Ontario LOL 2X0 Dear Mr.. Farquharson, *By email only* Re: Official Plan and Zoning By -Law Amendment Applications File 2011- OPA -03 and 2011- ZBA -15 3017 Highway 11 North Township of Oro- Medonte, County of Simcoe Thank you for circulating these applications to the Lake Simcoe Region Conservation Authority (LSRCA) for our review. We understand that the purpose and effect of these amendments to the Official Plan and Zoning By -Law will allow for the development of commercial uses on lands within the Shelswell's Creek subwatershed. The LSRCA has reviewed these amendments and determined that we have no objection to their approval. We note, however, that the following can be addressed to the satisfaction of the Township and LSRCA through the subsequent site plan approval process: • Detailed storm water management inconformity with the Lake Simcoe Protection Plan • Proper grading and drainage • Tree preservation • Innovative landscaping Pleasq provide us with your Notice of Decision. F. Bu ge s, MCIP, RPP PlannJnR Loordinator Farquharson, Steven From: White, Gail <Gail.White @simcoe.ca> Sent: Tuesday, October 18, 2011 4:03 PM To: Farquharson, Steven Subject: comments for the public meeting Hello Steve C�c� ale, moo\\ Thank you for circulating these Official Plan Amendment and zoning by -law amendment applications to the County of Simcoe. These comments are further to our previous discussions. County staff has reviewed the Official Plan Amendment and zoning by -law amendment package. As the frontage of the subject lands fronts onto Highway 11, the Ministry of Transportation will determine based on their requirements, if and how the uses proposed for this site will function. Realizing that the MTO comments are forthcoming, it would be appreciated if you would forward their comments regarding this proposal to the County. Regards, Gail Speirs - White, MCIP, RPP Planner III County of Simcoe County of Simcoe, Planning Department 1110 Highway #26, Midhurst, Ontario LOL 1X0 Phone: 705 - 726 -9300 Ext. 1185 Fax: 705- 726 -9832 Email: gail.white @simcoe.ca Farquharson, Steven From: Polus, Asia (MTO) <Asia.PolusContario.ca> Sent: Friday, October 21, 2011 2:16 PM To: Farquharson, Steven Cc: lannacito, Phil (MTO); Tupaz, Aimee Rose (MTO) Subject: RE: 2011- OPA -03 and 2011 - ZBA -15 RE: Official Plan Amendment and Zoning By -law Amendment 2011- OPA -03 and 2011 - ZBA -15 400 Bowling Limited /Alan Goulding in Trust: Con 8, Lot 21 3017 Highway 11 Township of Oro - Medonte Steven, apologize for the delay in my response. V\ 1 Further to your circulation regarding the above noted application, received September 28, 2011, the ministry has undertaken a detailed review of the submission, including the Traffic Impact Study (TIS) and SWMR together with the associated conceptual site plan. This level of review is not typical for the ministry as it is not an approval agency for rezoning applications. However, location of the site as well access to /from Highway 11 has been identified as an important factor for us; therefore, the ministry has conducted its review process similar to a formal site plan application. Please be advised that these following comments are preliminary with respect to the Planning Justification Report, Preliminary Servicing and SWMR, TIS provided with this circulation, they will be subject to revision, and detailed comments related to the site plan will be provided during the formal site plan application process. While the MTO does not object to the rezoning application, we strongly caution the applicantlowner that there may be significant impacts to this site. According to our record The County of Simcoe's OP indicates a future interchange at this location. At this point MTO is protecting lands for the possibility of future improvements. Any development at this location will significantly restrict the development of a future interchange at this location. The MTO is currently exploring options with respect to Hwy 11 and line 7 and our Hwy Eng Office recommendations are as follow: • The ministry has completed the Study Design Report (2005) for Highway 11 (Barrie to Gravenhurst) and is recommending that the future needs of Highway 11 are a six lanes facility. The Study Design Report recommended six lanes Hwy 11 through a combination of widening, twinning and local bypasses. • MTO has no improvements to Highway 11 planned in this area in the next five years. • The provided Concept Plan shows 2 entrances to the proposed commercial development. The entrances can be restricted to one right in / right out access only as per corridor management office policy. • There will be a significant conflict of traffic entering from line 7 onto Highway 11 and traffic existing from Highway 11 to the proposed commercial entrance at the south end of the property. The proposed entrance at south end of the property is not safe. According to the TIS proposal provided by Cole Engineering the comments are as follow: • The pass -by trip percentages assumed in the report appear to be more representative of an urban environment. With that said, a lower percentage (< 30 %) should be considered for a suburban /rural environment. • The assumed internal capture trips of 30% for the gas station appear to be too high especially with a high percentage of pass -by trips assumed. We would like the consultant to further explain how this percentage was determined. • Traffic growth rate of 1.74% per annum to determine future background traffic along the Highway 11 is lower. Analysis of AADT data for the last 8 years (From 2000 to 2008) has revealed a historic growth rate of 2.6 %. Please revise the future traffic volumes and Synchro reports accordingly. • Please have the consultant review the sight distance at entrance in accordance with our geometric design standards. This information should be documented in the report. • Please note that the two access design along the Highway 11 is not acceptable from the safety point of view. We would prefer only one right in /right out access from the Highway. • The full- movement access via Highway 11 Overpass at Line 7 is not safe and requires proper designing to make it safer. • Please refer to the Hwy Eng Office comments (see above), where have been highlighted two major issues involving this very site. The Highway 11 has been recommended for widening from 4 to 6 lane configuration under the Design Study Report. Moreover, this location has been identified as a potential interchange in future. Although none of these has been included in any future development programs yet we have to take these points into account at any decision making for the area. • Please provide (at appropriate times) pavement marking plan, signage plan, traffic staging plans, traffic control plans. • The revised files and comments that will be submitted may have more comments or more information may be needed dependant on information received. Regarding the Functional Servicing Report submitted by the consultant the Drainage Office has concluded: • The proposed development will not impact the highway drainage system. We may consider this report approved. However, prior to CMS issuing a permit for construction, the consultant will need to submit a detailed design report for our review, which includes the proposed site servicing and grading plans along with a sediment and erosion control plan. The final report must be signed and stamped by a Professional Engineer. 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 applicant/owner will be required to submit 4 copies of the detailed, full -scale (1:500) site plan, survey plan, and all the revised documentation noted above. We are requiring also the lighting plan with units in LUX. 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. • 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 M3M 1J8. The Permit Officer contact for this area is Phil lannacito and he can be reached at 416 -235- 4592. 1 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. Sincerely W. Asia Polus Corridor Management Technician Ministry of Transportation Englneering Office, Central Region Corridor Management Section 7th Floor, Building "D" 1201 Wilson Avenue Downsview, Ont M3M U8 Tel. 416 - 235 -3991 Fax 416 - 235 -4267 From: Farquharson, Steven [mailto :sfarquharson @oro- medonte.ca] Sent: October 12, 2011 1:40 PM To: Polus, Asia (MTO) Subject: 2011- OPA -03 and 2011- ZBA -15 Asia, Thank you for your telephone message in regards to the above noted applications. Yes that is fine if you require an additional week, to provide comments by Friday October 21, 2011. If you need anything else please feel free to contact me. Steven Farquharson Intermediate Planner Township of Oro - Medonte P: (705) 487 -2171 R (705) 487 -0133 Iddommoo MEMO 148 Line 7s., Box 100 !;4MWV of O Ontario LOL 2X0 land Horitgrs R"Mog WNlMi1 oro- rnedf/nti xa ® Please consider the environment before printing this email. This e -mail may contain PRIVILEGED AND CONFIDENTIAL INFORMATION 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, disclose, or distribute this e -mail or its contents to any other person and any such actions are unlawful. This e -mail may contain viruses. The Township of Oro - Medonte 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 from this e -mail address may be stored on the Township of Oro- Medonte's e -mail system. PUBLIC MEETING FOR PROPOSED AMENDMENT TO THE TO AINSHIPS ZONING BY-LA\At 97 -95 OFFICIAL PLAN AMENDMENT 2011- OPA -03 ZONING BY -LAW AMENDMENT APPLICATION 2011 -Z B A -15 Part of Lot 21, Concession 8, 3017 Highway 11 Township of Oro- Medonte 2011 -OPA-03 & 2011 -ZBA-] 5 Public Meeting October 26. 2011 o Purpose of Meeting - To obtain public comments on a proposed amendments Township's Official Plan &Zoning By -1 95, as amended to the aw 97- o Proposed Amendments would apply to lands described as Part of Lot 21, Concession 8, 3017 Highway 11, Township of Oro- Medonte 2011 -OPA-03 & 2011 -ZBA-1 5 Public Meeting October 26, 2011 The property subject to the amendments has a total lot area of 1.1 hectares (2.74 acres) , is proposed to be designated and zoned for the development of commercial uses, which include a service station and kiosk, retail store and restaurant. - Approximately 128 metres (420 feet) of frontage along Highway 11 010 1 M61 VA I M119] FZW 111 a JA AhvAb � I c it I I If 91612 FEYPNi SCALE 175.q The King's Highway No. 11 Concept Plan Pan ala 71. cax Ww9 o •� i Na h. C,eo TOh[nhylelOro. thM I TownsheipofQro- Medonte Dili County of Simcce E r &0 - ,_- 2011 e sa.N arceuras _ I n E lWCSnmICS �2.a c I —� -" _ i aemay aw tt am - +xxwYa �. nnawr rPNro E;� I � +YfO I.fir Yiln MM 4Lai .m.xrte.n am an. .-+If r m..o +a. r•s p b -m_. ..w.anwmw.lwu - mm a'_Jra 11�1 CONCEPT PLAN, TOWNSHIP OF ORO IMEDONTE I CONCEPT PLAN i A �} Aa Y J ld.9a fMr 201 1- OPA -03 & 2011 ZBA-1 5 Public Meeting October 26, 2011 2011 =OPAmO3 & 2011 mZBAm 15 Public Meeting October 26, 2011 Lands Proposed to be redesignated and .rezoned North towards Highway 1 t } Y1 1 201 1- OPA-03 & 201 1 -ZBA -1 5 Public Meeting October 26, 2011 Surrounding Lands Uses 2a 1 1- OPA -a3 & 20 Public Meeting Octo 1 1 -ZBA ^1 5 ber 265 2011 Surrounding; Lands Uses ♦,,.4�I1 1 / , f� .e... West fj Ilkt s 7 & 2011 wZBA- 1 5 Public 4eeting October 26, 2011 o Official. Plan -currently designated Hi hway 11 Special Policy Area. The intent of this designation is to ensure t --tat lands re uired b the Ministry of Transportation for their Highway network be identified and protected from future incompatible development. No new buildings, structures or uses are permitted. Therefore the need for. the proposed amendment. o The subject lands are also designated Oro Centre- Commercial, which Amialong ts business offices and accessory retail uses and retail stores. A restaurant may also be permitted, provided it is a component of a comprehensively planning development with a combination of permitted uses. A service station is not listed as a permitted use in. this designation. The Official Plan. Amendment will have to address this proposed use. E The subject lands are zoned General Commercial Exception. 32 ( GC *32). The exception 32, states that the development of. new buildings or the construction of additions to buildin s that existed on the effective date of this By -law are not permitted. Therefore the a p licant is required to rezone the lands to permit the proposed develop ment. o The applicant is requesting a site - specific zoning exception for the subject lands to seek relief from the Parking Standards of Section 5.1 of Zoning By -law 97 -95 as amended. (a reduction parking spaces) of 9 arkin 2011 -OPAww03 & 2011 r-ZBAmwI 5 Public Meet October 26, 2011 ing a Open up for Questions or comments from Members of Council or the Audience Public Meetin 40o Bowling Limited /Allan Goulding in Trust 3017 Highway ii North Zoning By -law Amendment Official Plan Amendment Township of Oro- Medonte Wednesday October 26tH, 2011 O N F c; Presentation by: Brandi L. Clement, MCIP, RPP, Partner The Jones Consulting Group Ltd. Site Characteristics • On the southeast corner of Highway 11 and Line 7. *Within the Oro Centre Secondary Plan Area. • Subject site is approximately 1.o ha. • Approximately 128 m of street frontage along Highway 11 North. • Site is undeveloped, generally cleared of all vegetation, relatively flat, with a gravel parking lot. •Property was once developed for a restaurant tl N FS Residenti :_.','i • North: Recently developed site including gas station and associated retail use • East: Single detached residential lot- designated Oro Centre Commercial and Hwy ii Special Policy Area • South: Highway ii Overpass, Vacant lands beyond • West: Residential, Bell Building, Bateman Furniture plaza beyond Development Concept I V 1 t'+ -t6 r -' 16A .r CONCEPT PLAN TOWNSHIP OF ORO MEDONTE The King's Highway No. 11 I __.— "�. ^. Ise Highway 11 Overpass at Line 7 i J Y Concept Plan >lna�o+v. Cwresvma ao!'K'c.•arnmM Nmrmae Township of Oro- Medonte County of Simcoe 1. UJJ rs I Highway 11 Overpass at Line 7 i J Y Concept Plan >lna�o+v. Cwresvma ao!'K'c.•arnmM Nmrmae Township of Oro- Medonte County of Simcoe .owaiu.io_ Ay'Y WlllYiM IPY!! c OMLIN+ NL/.N I .lu.�!ahmay •Applications are for Official Plan Amendment and Zoning By -law Amendment *Lands will be developed for Commercial uses T •Proposal includes 12 fueling stations and associated 250 sq.m. kiosk on west side of site; 674 L. _., sq.m. retail building on east side of site consisting of retail store and restaurant with drive- (1�'i thru P. I Development Concept Submitted Reports Include: • Planning Justification Report • Traffic Impact Study • Functional Servicing Report E MEN MEN Provincial Policy Analysis Places to Grow and Provincial Policy Statement • Located within the Oro Centre Secondary Plan Area; Township of Oro- Medonte • Creates a `complete community' by providing jobs for locals and amenities for both locals and tourists • Growth will utilize existing infrastructure thereby creating efficient use of the lands • Transportation networks are sufficient • No natural heritage features identified on property • The proposed use promotes business competiveness and increases economic development • The Township and County have envisioned Growth in this Area Co t t W5 S C car ,..,.Official Plan W hN f Airports L, egen Railway + + --+ Abandoned Railway Hydro Corridor Niagara Escarpment Plan Boundary (Refer To Schedule 5.3.1 For Details) Oak Ridges Moraine Conservation Plan Area (Refer To Schedule 5.3.2 For Designations) Greenland - Potential Greenland linkage Rural & Agricultural Subject Lands xSpecial Development OSettlement OSettlement Non Decision Major Rivers Provincial Highways — County Roads Local Roads Municipal Boundaries *The County Official Plan designates lands Special Development which supports commercial growth in association with the Lake Simcoe Regional Airport *No portion of the site is within County Greenlands designation •Development does not impact prime agricultural lands Townsihi Official Plan p • The subject lands are currently designated - Oro Centre - Commercial and Highway 11 f - -., Township of Oro- Medonte S ecial Polic Area J Oro - Centre Secondary Plan Area p y ! Schedule E Subject Lands •The intent of the `Special Policy Area' is to `' ensure that lands required by the MTO be identified and protected from future incompatible development •Existing structures and uses were , recognized but the development of new buildings, structures or uses is not permitted Legend omcx�e -cowl —, Hghwry 17 Sp®dffi Po6tCy Neq _ Cm CMOs - ORk6RWUWWI cwwafdffi •`Oro Centre Commercial' designation - ..a I ffi o permits a broad range of commercial retail °" °"''� " "'°"""°`B°°� and business office uses *Permitted uses include, but are not limited to, retail stores and stand -alone restaurants provided they are a component of a comprehensively planned development •Motor Vehicle Service Station and Kiosk is not a permitted use in the Oro Centre Commercial designation 3 t r' °Official Plan Amendment is required ON F, �S (Official Plan Amendment • Proposed Official Plan Amendment to Oro Centre - Commercial *Official Plan Amendment necessary to allow for development on the property •Also necessary to permit the development of a Motor Vehicle Service Establishment and Kiosk *'Oro Centre Commercial' designation permits already a stand -alone restaurant and retail uses. HIGHWAY #11 Oro Centre - Commercial Oro Officeflndusbrial EnvirunmentW Protection l� Highway 11 Special Policy Area - Commercial l� Agricultural ■'■ J Secondary Plan Boundary Subject Lands ii "u"J �. L iuiiuv "a %. %. ux xvu lx�' UV1x�. t.i Vl.11l.l Ul uV 11111161`.1 Q1 L_A_ A_,F L V11 32 ( C�32) •Exception 32 recognizes the faro Centre lands and states that development of new — buildings or the construction of additions to buildings that existed on the effective date of this by -law are not permitted •Zoning By -law Amendment is required I . B law .Amendment •Zoning By -law Amendment to General Commercial Exception XX (GC *XX) •Zoning Amendment will allow for development on the lands • The proposed motor vehicle service station and kiosk, retail store and restaurant are all permitted uses within the General Commercial Zone. •The Exception represents a reduction in the parking requirements *Parking required is 53 stalls we are requesting a total of 44 stalls; reduction of 9 parking stalls (16 %) *Parking will most likely be shared among uses and for short periods of time due to location of development. -1 N. Proposed Zoning By -Law Amendment to Township Of Oro- Medonte Zoning Sy -Lvov Scbedwile A10 s s x� LaMa Lake Swnwe ,3 SCALE 1:75,00 ��& Itl s s EE]Lands Subject to Zoning Sy -Law Amendment Lands To be Zoned - GC - General Commercial SCALE .NT 1 i JONES Servicing •Site will be serviced by an individual well and septic •Sewage disposal area will be to north of site • Stormwater management pond located at rear of site *Pond will for the most part be a dry pond and will provide both quantity and quality control •Ingress only proposed on west side of site, egress only proposed on east side of site to Highway 11; secondary ingress /egress at south r Highway 11 Overpass at Line 7 The King's Highway No. 11 N W 6.0 lio —tea Y Highway 11 Overpass at Line 7 tlanning Rationale '" • The site is within the Oro Centre Secondary Plan Area. *Developing this parcel of land for commercial uses will efficiently and effectively redevelop a site that is well situated along a major Highway corridor. • The Township and County have envisioned Growth in this Area. *Corner of Highway 11 and Line 7 will be the window, or gateway, to the Lake Simcoe Regional Airport expansion lands. Could be considered one of the most prominent areas of the Township. *Current designation and zoning will not allow these properties to realize their full potential. *Lands on northwest corner have recently redeveloped -same designation and zoning. ' •Approximately 1/3 of property is already designated and zoned for Commercial. ON Planning Rationale Continued... *Commercial uses will be compatible with adjacent land uses both current, and in the future, as this area continues to redevelop. There will be no negative impact on the surrounding lands as this area was always intended for economic growth. • The proposed use promotes business competitiveness and increases economic development in the Township of Oro - Medonte • No impact on natural heritage resources M ONE Conclusions • The proposed development concept will maintain the character of the area while allowing for a use that is compatible with the adjacent built form and surrounding area and promotes the goals and principles of the County and the Township Official Plan. •The proposed development conforms to Places to Grow, is consistent with the Provincial Policy Statement, and conforms to the County of Simcoe and Township of Oro - Medonte Official Plans. • The Official Plan Amendment and Zoning By -law Amendment Applications represent good and desirable planning.