2012-008 Amend Official Plan OPA 31THE CORPORATION OF THE TOWNSHIP OF ORO- MEDONTE
BY -LAW NO. 2012 -008
A By -law to Adopt
An Amendment to the Official Plan of the
Township of Oro - Medonte OPA No. 31
(400 Bowling Limited /Allan Goulding in Trust)
WHEREAS The Corporation of the Township of Oro - Medonte is empowered
to Amend its Official Plan as required;
AND WHEREAS Sections 17, 21, and 22 of the Planning Act, R.S.O. 1990,
Chapter P. 13, as amended, provide Council such authority to amend its
Official Plan;
AND WHEREAS the policies of the Official Plan of the Township of Oro
Medonte are approved and in force and effect at this time;
AND WHEREAS Council has considered the appropriateness of amending
the Official Plan in regard to lands within Part of 21, Concession 8, (former
Township of Oro), municipally known as 3017 Highway 11, Township of
Oro - Medonte;
AND WHEREAS the Council of the Corporation of the Township of Oro -
Medonte deems it necessary and desirable to adopt an amendment to the
Official Plan of the Township of Oro - Medonte;
NOW THEREFORE the Council of the Corporation of the Township of Oro -
Medonte enacts as follows:
That the attached explanatory text and Schedule "A-1", which
constitute Amendment Number 31 to the Official Plan, is hereby
adopted and;
2. That the Clerk is hereby authorized and directed to make application
to the County of Simcoe for approval of the aforementioned
Amendment No.31 to the Official Plan of the Township of Oro -
Medonte; and
3. That this By -law shall come into effect upon the date of passage
therefore subject to the provisions of the Planning Act R.S.O. 1990, c. P.
13, as amended.
BY -LAW READ A FIRST, SECOND AND THIRD TIME, AND PASSED
THIS 25TH DAY OF JANUARY, 2012.
THE CORPORATION OF THE TOWNSHIP OF ORO- MEDONTE
Schedule 'A -1' to By -Law
No. 2012 -008 (Official Flan
Amendment No. 31)
This is Schedule 'A -1' to By -Law 2012 -008
passed the 25m d J u , 2012.
Mayor
H.S. Hugh
Clerk
J. Dou I Is Irwin
Lands to be Redesignated from Highway 11 Special Policy Area
to Oro Centre Commercial
Lands Subject to Official Plan Amendment No. 31
OFFICIAL PLAN AMENDMENT NO. 31
(400 BOWLING LIMITED /ALLAN GOULDING IN TRUST)
TOWNSHIP OF ORO- MEDONTE
AMENDMENT NO. 31 TO THE
OFFICIAL PLAN OF THE
TOWNSHIP OF ORO- MEDONTE
The attached explanatory text and Schedule "A -1" constituting Amendment Number 31
to the Official Plan for the Township of Oro - Medonte, was prepared and adopted by the
Council of the Corporation of the Township of Oro - Medonte, by By -law Number 2012-
008 in accordance with the provisions of Section 17, 21 and 22 of the Planning Act,
R.S.O. 1990, Chapter P.13, as amended.
2
THE CORPORATION OF THE TOWNSHIP OF ORO- MEDONTE
BY -LAW NO. 2012 -008
A By -law to Adopt
An Amendment to the Official Plan of the
Township of Oro - Medonte (OPA No.31)
WHEREAS The Corporation of the Township of Oro - Medonte is empowered to Amend its Official
Plan as required;
AND WHEREAS
Sections 17,
21, and 22
of the
Planning Act, R.S.O. 1990, Chapter P.13, as
amended,
provide
Council
such
authority
to
amend
its Official
Plan;
AND WHEREAS Council has considered the appropriateness of amending the Official Plan in
regard to lands within Part of Lot 21, Concession 8, Township of Oro - Medonte, County of
Simcoe;
AND WHEREAS the Council of The Corporation of the Township of Oro - Medonte deems it
necessary and desirable to adopt an amendment to the Official Plan of the Township of Oro -
Medonte;
NOW THEREFORE the Council of The Corporation of the Township of Oro - Medonte enacts as
follows:
1. THAT the attached explanatory text and Schedule "A -1" which constitutes Amendment
No.31 to the Official Plan, is hereby adopted and;
2. THAT the Clerk is hereby authorized and directed to make application to the County of
Simcoe for approval of the aforementioned Amendment No.31 to the Official Plan of the
Township of Oro - Medonte; and
3. THAT this By -law shall come into effect upon the date of passage therefore subject to the
provisions of the Planning Act, R.S.O. 1990, c.P.13. as amended.
BY -LAW READ A FIRST, SECOND AND THIRD TIME, AND PASSED THIS DAY OF
.2012.
THE CORPORATION OF THE TOWNSHIP OF ORO- MEDONTE
MAYOR
CLERK
3
CERTIFICATION
Certified that the above is a true copy of By -law No. 2012 -008 a enacted and passed by Council
of the Corporation of the Township of Oro - Medonte on the d day of 9u , 2012.
2
OFFICIAL PLAN AMENDMENT No. 31
TABLE OF CONTENTS
CONSTITUTIONAL STATEMENT
PART 1 — THE INTRODUCTION
1.1 TITLE
1.2 COMPONENTS
1.3 BACKGROUND
1.4 LOCATION
1.5 BASIS OF THE AMENDMENT
1.5.1 Application
1.5.2 Proposal and Site History
1.5.3 Provincial Planning Policies -PPS and PTG
1.5.4 County of Simcoe Planning Policies
1.5.5 Township of Oro - Medonte Planning Policies
1.5.6 Zoning
1.5.7 Conclusions
PART 2 — THE AMENDMENT
2.1 PREAMBLE
2.2 DETAILS OF THE AMENDMENT
2.3 IMPLEMENTATION
2.4 INTERPRETATION
SCHEDULE `A'
PART 3 — THE APPENDICES
Appendix 1: Planning Report -The Jones Consulting Group - July 2011
Appendix 2: Functional Servicing Report -The Jones Consulting Group
July 2011
Appendix 3: Traffic Impact Study -Cole Engineering - July 2011
I.1
THE CONSTITUTIONAL STATEMENT
The following Amendment to the Official Plan for the Township of Oro - Medonte consists
of three parts.
PART
I —
The Preamble - consists
of the
purpose, location and basis for the Amendment
and
does
constitute
not
constitute
Amendment
part
of
the
actual
Official
Amendment.
Plan
PART II
— The Amendment -
consisting
of the
following text
and Schedule "A -1 ",
constitute
Amendment
No.31
to
the
Official
Plan
for
the
Township
of Oro - Medonte.
PART III - The Appendices - consisting of the background data associated with this
Amendment. This section does not constitute part of the actual Amendment.
0
AMENDMENT No.31
TO THE OFFICIAL PLAN OF THE
TOWNSHIP OF ORO- MEDONTE
"400 Bowling Limited /Allan Goulding in Trust"
PART 1 — INTRODUCTION
1.1 TITLE
This Amendment
when
approved
by
the County
of
Simcoe shall be known as
Amendment
No.31
to
the
Official
Plan
of
the
Township
of
Oro -
Medonte.
1.2 COMPONENTS
This Amendment consists of the text and Schedule "A -1" attached hereto. Schedule "A-
1", attached hereto, provides mapping indicating thereon the location of the lands for
which a change in the land use designation is being proposed and the specific land use
proposed for the site. The text provides for an amendment to permit the development of
future Commercial Uses on the property including but not limited to a motor vehicle
service station and kiosk and associated retail uses such as a restaurant, and retail
store.
The introduction does not constitute part of the actual Amendment, but is included for
information purposes.
1.3 BACKGROUND
The purpose of this Amendment to the Official Plan of the Township of Oro - Medonte, is
to re- designate certain lands located in Part of Lot 21, Concession 8, Township of Oro -
Medonte, from the Highway 11 Special Policy Area designation to the Oro Centre
Commercial designation in order to permit the future use of the property for Commercial
uses including but not limited to motor vehicle service station and kiosk, retail store and
restaurant. The motor vehicle service station and kiosk uses are being added as new
permitted uses for all of the lands subject to Official Plan Amendment No. 31. The
subject lands have a total land area of approximately 1 hectare.
1.4 LOCATION
The lands affected by this Amendment are located within the Oro Centre Secondary
Plan area on the southeast corner of Highway 11 and Line 7 South. The site is
municipally known as 3017 Highway 11 North, and is legally described as Part of Lot 21,
Concession 8, Township of Oro - Medonte, County of Simcoe.
7
1.5 BASIS OF THE AMENDMENT
1.5.1 Application
An application was made and determined by the Township to be complete as of October
6, 2011. The applications submitted on behalf of 400 Bowling Limited /Allan Goulding in
Trust, were made to amend both the Township of Oro - Medonte Official Plan and Zoning
By -law for lands municipally known as 3017 Highway 11 North. The purpose of the
applications was to amend the planning documents to permit the development of a
motor vehicle service station and kiosk, retail store and restaurant on the subject lands.
Various documents were submitted in support of the application including:
1. Planning Justification Report dated July 2011 from The Jones Consulting Group
Ltd.
2. Functional Servicing Repo rt/Sto rmwate r Management Report dated July 2011
from The Jones Consulting Group Ltd.
3. Traffic Impact Study dated July 2011 from Cole Engineering
1.5.2 Proposal and Site History
The amendment originated from an application for appropriate planning amendments to
permit the use of the subject lands for various Commercial uses, including but not limited
to motor vehicle service station and kiosk, retail store and restaurant.
The property itself is approximately 1 hectare in area with frontage of approximately
128.53 metres (421.67 feet) along Highway 11. The property was once developed as a
restaurant but now sits vacant with no structures. There are currently two
ingress /egress points off Highway 11 and one at the south side of the property onto the
right -of -way leading to the access ramp to Highway 11 South.
The proposal is for a motor vehicle service station with 12 fueling stations and an
associated 250 square metre kiosk on the west side of the property. In addition, there
will be an approximate 674 square metre building on the east side of the property that
will accommodate a restaurant with a drive -thru, and a separate retail space. Ingress
and egress is proposed at the two existing points off Highway 11, in addition to a back
entrance at the south of the property accessing onto the Ministry of Transportation
Ontario (MTO) ramp that leads over the Highway. The site will be serviced by an
individual well and septic as Oro Centre is not a municipally serviced area of the
Township. Due to high ground water on the property, a stormwater management pond
is proposed at the southeastern corner of the property. The pond will be mainly dry and
will act as both quantity and quality control. Currently the Highway 11 Special Policy
area designation permits no new development but recognizes existing development.
The Amendment is necessary to permit development of any kind.
1.5.3 Provincial Planning Policies — Provincial Policy Statement and Places to
Grow Growth Plan
Provincial Policy Statement
The Provincial Policy Statement (PPS) was revised on March 1, 2005 to include new
and revised policies along with the requirement to 'be consistent with' those policies.
The PPS does not require absolute conformity, however, decisions must reflect required
standards and implement results that align with and move toward the goals of the PPS.
Furthermore, the approval authority must consider all the components of the PPS and
how they interrelate.
The PPS seeks to provide for appropriate development while protecting resources of
provincial interest, public health and safety, and the quality of the natural environment.
The Vision of the PPS is to promote the long -term prosperity and social well -being of
Ontarians by maintaining strong communities, a clean and healthy environment, and a
strong economy.
The three principal parts of the PPS include (i) Building Strong Communities, (ii) Wise
Use and Management of Resources and (iii) Protecting Public Health and Safety. As
such, the following relevant section and sub - sections of the PPS are applied to the
proposed development of the subject lands.
Building Strong Communities
1.1 Managing and Directing Land Use to Achieve Efficient Development and Land
Use Patterns
1.1.1 Healthy, livable and safe communities are sustained by
b) accommodating an appropriate range and mix of residential,
employment (including industrial, commercial and institutional uses),
recreational and open space uses to meet long -term needs.
c) avoiding development and land use patterns which may cause
environmental or public health and safety concerns;
e) promoting cost - effective development standards to minimize land
consumption and servicing costs;
g) ensuring that necessary infrastructure and public service facilities are
or will be available to meet current and projected needs.
1. 1.2 Sufficient land shall be made available through intensification and
redevelopment and, if necessary, designated growth areas, to
accommodate an appropriate range and mix of employment opportunities,
housing and other land uses to meet projected needs for a time horizon of
up to 20 years.
The development of this property within the Oro Centre Secondary Plan area for
commercial uses assists in meeting long -term employment land needs for the
Township of Oro - Medonte, utilizes existing road networks, and minimizes land
consumption as the site is a redevelopment of a property that is within a
prominent area of the Township. In addition, there are no known natural heritage
features on the subject lands.
Rl
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;
d) ensuring the necessary infrastructure is provided to support current
and projected needs.
The Oro Centre Secondary Plan area is a prominent
Township of Oro - Medonte. The availability of these
development/redevelopment will allow for the growth of
point of employment per the Official Plan policies.
rezoning of this property allows for increased economic
an area where the Township envisions and desires future
Infrastructure and Public Service Facilities
corner /gateway in the
lands for commercial
Oro Centre as a focal
The redesignation and
development activity in
growth.
Section 1.6 deals with infrastructure and public service facilities. Planning for
infrastructure and public service facilities shall be integrated with planning for growth so
that these are available to meet current and projected needs. Infrastructure and public
service facilities shall be provided in a coordinated, efficient and cost - effective manner to
accommodate projected needs.
1.6.4.3 Municipalities may choose to use private communal sewage services and
private communal water services, and where policy 1.6.4.4 permits,
individual on -site sewage services and individual on -site water services,
where:
a) municipal sewage services and municipal water services are not
provided, and
b) the municipality has established policies to ensure that the services to
be provided satisfy the criteria set out in policy 1.6.4.1.
The Oro Centre area is not serviced by municipal sewer and water or communal
services. The site will be developed with individual water and sewer services in
conjunction with all other properties in this area.
1.6.6.1 Planning authorities shall plan for and protect corridors and rights -of -way
for transportation, transit and infrastructure facilities to meet current and
projected needs.
1.6.6.2 Planning authorities shall not permit development in planned corridors
that could preclude or negatively affect the use of the corridor for the
purpose(s) for which it was identified.
10
The subject lands are designated Highway 11 Special Policy Area in the Oro
Centre Secondary Plan Area. The lands, including all the lands adjacent to
Highway 11 within the Oro Centre Plan area, were placed in this designation
during the last review of the Official Plan in the late 1990s to allow for the future
expansion of Highway 11 at this particular intersection. The Ministry of
Transportation (MTO) envisioned that a potential clover -leaf would be needed at
the intersection of Highway 11 and Line 7 in the future, however, since this time it
has further been determined by the MTO that a clover -leaf will not be considered.
The use of these properties for commercial purposes is entirely appropriate given
their location adjacent to Highway 11.
The proposed Amendment to the Official Plan is consistent with the Provincial Policy
Statement.
Places to Grow
The Places to Grow Act was established in 2005, and was the catalyst for the Growth
Plan for the Greater Golden Horseshoe (PTG) which took affect in June of 2006. This
Plan is an important tool for the Provincial Government to implement growth
management for this region up until the year 2031. The Plan is about building complete
communities that are well- designed, offer transportation choices, accommodate people
at all stages of life and have the right mix of housing, a good range of jobs, and easy
access to stores and services to meet daily needs.
The PTG Plan deals with all aspects of development, with some principle guidelines
including:
• a desire to build compact and complete communities;
• supporting a strong economy;
• protection of natural resources;
• efficient use of infrastructure; and
• use of dynamic approaches to growth management that includes collaboration of
all stakeholders.
Policies within PTG fall within three main categories including: growth, infrastructure,
and protecting what is valuable.
5.1 .1 Where and How to Grow
The Where and How To Grow section of the PTG Plan reiterates the policy direction
provided by the Building Strong Communities Section within the PPS. This section
essentially notes that better use of land and infrastructure can be achieved by directing
growth to existing urban areas.
• Managing Growth: The PTG Plan outlines a number of policy goals to help
manage sustainable population and employment growth. One of the goals is to
direct growth to built up areas of the community, through intensification. The
PTG Plan encourages cities and towns to develop as "complete communities"
with a diverse mix of land uses. The policy goal being to meet people's daily
needs by creating compact communities, with accessible housing, jobs,
11
recreation and amenities. In addition, the Plan encourages ensuring the
availability of sufficient land for employment to accommodate forecasted growth
to support economic competitiveness. Oro Centre is a Secondary Plan Area in
the Township of Oro - Medonte that has primarily developed, and is planned to
develop as an Employment area. According to Official Plan policies, it is to be
considered a focal point for employment generating development and
redevelopment.
The proposed use of the site allows one of the most prominent areas of the
Township to further evolve into a focal point and important employment area that
will lead to job creation and investment in the region. The intersection of
Highway 11 and Line 7 South and North is a gateway area to both the Oro
Centre Secondary Plan lands which accommodates the Township Municipal
Offices, in addition to the Lake Simcoe Regional Airport lands which are planned
for significant growth in the future.
• Employment Lands: Municipalities are to promote economic development and
competitiveness by providing for an appropriate mix of employment uses
including industrial, commercial and institutional uses to meet long -term needs.
As well as, 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. The Oro Centre Secondary
Plan area has for over a decade been essentially frozen for development
purposes due to a potential expansion of the intersection by the MTO, thereby,
not allowing for the potential of this area to be realized in terms of the economic
hub that it is projected to become. Providing opportunities for businesses to
develop in Oro Centre is fundamental to ensuring a prosperous economic future.
The PTG Plan notes that it is important to ensure there is an adequate supply of
land for employment areas and other employment uses. Allowing for future
development in a location that is not only a gateway to the Township and located
along a major highway, but is fundamental to economic growth, is good planning.
5.1.2 Infrastructure to Support Growth
Existing and future infrastructure is sought that will optimize growth to 2031 and beyond.
Infrastructure includes, but is not limited to, transit, transportation corridors, water and
wastewater systems, waste management systems, and community infrastructure. This
project conforms to the infrastructure policies as follows:
• Development is adjacent to Highway 11, a major highway moving people north to
south through Ontario. Ingress and egress is currently provided to the site
through two separate access points on Highway 11 and a secondary access onto
the MTO ramp which will continue to be utilized and not expanded upon. The
development of the property for employment uses helps facilitate efficient
movement of goods by linking Oro - Medonte with the rest of Ontario.
• Development opportunities that do not require the development of new
infrastructure should be considered efficient and desirable. The development of
the property will be by individual well and septic as Oro Centre is not a
12
municipally serviced area in the Township. This is consistent with all other
development within the Secondary Plan Area.
• Stormwater management will occur in a manner consistent with Provincial
guidelines and best management practices as reviewed and approved by the
Township and the Ministry of the Environment where applicable.
• The road network is sufficient to sustain any future traffic that will be generated
by development on the subject lands.
• Development of the subject lands takes into account the availability and location
of existing and planned community infrastructure thereby utilizing it efficiently and
effectively.
The development proposed will support and utilize existing infrastructure creating an
efficient use of the subject lands, thereby creating opportunity for development of the
Oro Centre Secondary Plan Area which has sat dormant for years and will prove to be
an important economic hub for the Township.
5.1.3 Protecting What is Valuable
The Growth Plan acknowledges the importance of the surrounding natural environment
to the quality of life for those living within it. The Plan provides policies which protect the
array of natural systems, as well as preventing the fragmentation of prime agricultural
lands, or Class 1, 2 and 3 soils. The PTG plan depends on planning authorities to
identify at risk natural heritage systems. No natural features are identified on the subject
property.
In summary, the development of the subject lands takes into consideration the location
in terms of being located within an area in the Township that is to evolve into a focal
point for economic growth providing increased economic development, while also
contemplating and balancing the Places to Grow policies. In my opinion the proposed
amendment to the Official Plan conforms to the policies of the Places to Grow Growth
Plan.
1.5.4 County of Simcoe Planning Policies
The Township of Oro - Medonte is a lower -tier municipality that is subject to the policies of
the County of Simcoe being the upper -tier municipality. The County's Official Plan
contains overall growth policies and planning strategies to help provide guidance for
growth throughout the region. The general intent of the County Official Plan is to direct
urban -type growth to the settlement areas throughout the County, and to preserve prime
agricultural land. General policies relating to Settlement and development provide
direction in terms of how lands can be developed to ensure protection of environmental
features, and to manage growth so that municipalities can provide servicing effectively
and efficiently.
The lands are designated Special Development Area in the current County of Simcoe
Official Plan. Special Development Areas recognize major commercial, industrial, and
recreational areas, or a combination thereof, associated with particular attractions or
13
infrastructure in the County such as Casino Rama and the Lake Simcoe Regional
Airport. An objective of this designation is to recognize they are major economic
generators in the County, to ensure they are comprehensively planned to maximize
coordination of infrastructure planning and ensure timely consideration of development
applications, and to ensure they are located and planned to protect important natural
features and functions and resources of the County, and where appropriate, to be
designed so as to be integrated with and /or sensitive to the character of the area in
which they are located. The proposed development must comply with the policies
established within the County's Official Plan, and does so in the following way:
• The County promotes commercial growth in association with the Lake Simcoe
Regional Airport. The subject lands are the gateway to the Airport lands;
• No portion of the site is within the County Greenland's designation;
• The development of the subject lands promotes the efficient use of land and
infrastructure by redeveloping a property that was previously developed in the
past;
• Proposes growth without the need for expansion of the Secondary Plan area;
• Development does not impact prime agricultural lands;
• The development integrates new commercial development, in proximity to other
commercial uses both current and proposed; and
• The development will act as a catalyst for further commercial /industrial
development and investment in the immediate area.
Overall, the proposed Amendment to the Official Plan would conform to the County of
Simcoe Official Plan.
1.5.5 Township of Oro - Medonte Planning Policies
The subject site is located within the Oro Centre Secondary Plan Area in the Oro -
Medonte Official Plan and is currently designated Highway 11 Special Policy Area. An
Official Plan Amendment to redesignate the lands to Oro Centre Commercial is
necessary to facilitate the development of the property for commercial uses. The intent
of the current designation is to ensure that lands required by the Ministry of
Transportation for their Highway network 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. The purpose of the
designation on the lands in Oro Centre was to allow for the construction of a clover -leaf
at this intersection and all associated widenings. Recent conversations with MTO, along
with the redevelopment of the property on the northwest corner of Highway 11 and Line
7 North, suggests that a clover -leaf is no longer deemed necessary for this intersection.
The "Oro Centre Commercial" designation permits a broad range of commercial retail
and business office uses while taking advantage of the high visibility and accessibility
offered by Highway 11 and the 7th Line. Development within this designation shall be
visually attractive from Highway 11 and will set the tone for the high quality image of Oro
Centre.
Permitted uses include business offices and accessory retail uses, retail stores, personal
service shops, financial service establishments, fruit and vegetable markets, motels,
hotels, conference centres, recreational establishments, bus terminals and bus transfer
14
stations, animal hospitals and medical clinics. Furthermore, 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.
The concept plan illustrates a motor vehicle service station and associated gas bar, retail
space and restaurant. In reference to the permitted uses noted above, the Official Plan
Amendment will recognize permissions for a motor vehicle service station and kiosk as
this use is not currently permitted in the Oro Centre Commercial designation. Future
development on the lands will be subject to Site Plan Control. All proposed uses on the
subject lands are appropriate uses for the designation that is being requested and are in
keeping with the intent of the Oro Centre Commercial designation.
In the consideration of the proposed Official Plan Amendment the re- designation of the
lands from "Highway 11 Special Policy Area" to "Oro Centre Commercial' is in keeping
with the intent and conforms with the policies of the Official Plan.
1.5.6 Township of Oro - Medonte Zoning By -law 97 -95
The site is currently zoned General Commercial Exception 32 (GC *32). An amendment
to Zoning By -law 97 -95 is required in order to permit the proposed development.
Exception 32 recognizes the Oro Centre lands and states that notwithstanding any other
provision in this By -law, the development of new buildings or the construction of
additions to buildings that existed on the effective date of this By -law are not permitted
on those lands denoted by the symbol *32. The exception is as a result of the Official
Plan designation which does not allow further development.
The proposed zoning by -law amendment for the property is to General Commercial
Exception XX (GC *XX). The proposed motor vehicle service station and kiosk, retail
store and restaurant are all permitted uses within the General Commercial Zone. The
proposed exception represents a reduction in the amount of parking spaces required for
each use on the property. Under Section 5.19 Parking Standards of Zoning By -law 97-
95 the proposed concept would require a cumulative total of 59 parking spaces. The
requested reduction is for a total parking count of 44 parking spaces. The restaurant
parking is provided at 1 space per 9sq.m for a total 23 spaces, the retail parking is
provided at 1 space per 30sq.m., rather than 1 /20sq.m., for a total of 16 parking spaces,
and the motor vehicle service station kiosk parking is provided at 1 space per 50sq.m.,
rather than 1 /35sq.m., for a total of 5 spaces. These parking ratios are taken from
various zoning by -laws that were reviewed in the County of Simcoe. The reduction of
parking standards reduces the amount of impervious surface on the property which
makes the servicing of the site more feasible and functional. The development is on a
busy highway serving travelers on their way north, and nearby residents. A total of 44
parking spaces is still a sufficient number of parking on this property when considering
the uses proposed as more than likely someone visiting the site will be there for two
purposes; filling up their car with gas and grabbing a bite to eat. Although parking is
typically calculated cumulatively when there are various uses, in this case it seems
feasible to permit the parking reduction due to the fact that parking will be shared
between uses and users.
15
The proposed rezoning of the subject property is in accordance with the goals,
objectives and policies of the Official Plan. The Zoning By -law Amendment only comes
into force and effect upon the approval of the Official Plan Amendment by the County of
Simcoe.
1.5.7 Conclusions
1. On the basis of the analysis provided above, Planning staff support the
proposed Official Plan Amendment No.31 to re- designate the subject lands
from "Highway 11 Special Policy Area" to "Oro Centre Commercial" and
rezone the lands from General Commercial Exception 32 (GC *32) to General
Commercial Exception XX (GC *XX). Also, motor vehicle service station
and kiosk uses are being added as new permitted uses in the "Oro
Centre Commercial' designation for all of the lands subject to Official
Plan Amendment No. 31. The proposed Official Plan Amendment
Application and Zoning By -law Amendment Application is consistent with the
Provincial Policy Statement and conforms to the policies of Places to Grow
Growth Plan and the County of Simcoe Official Plan and Township of Oro -
Medonte Official Plan. The proposed Amendment which would permit the
development of the site for Commercial uses is considered to be appropriate
and represents good planning.
NET
2.1 PREAMBLE
2.2
2.3
2.4
PART II -THE AMENDMENT
All of this part of the document entitled "part II -The Amendment ", consisting of
the attached text and map schedule constitutes Amendment No.31 to the Official
Plan of the Township of Oro - Medonte.
DETAILS OF THE AMENDMENT
The Official Plan for the Township of Oro - Medonte is hereby amended as
follows:
2. Schedule E Oro Centre Secondary Plan Area to the Official Plan is hereby
amended by re- designating lands described as Part of Lot 21, Concession 8,
Township of Oro - Medonte and identified on Schedule "A -1" attached hereto
and forming part of this Amendment, from the "Highway 11 Special Policy
Area" designation to the "Oro Centre Commercial' designation.
3. Motor vehicle service station and kiosk uses are added as new
permitted uses in the "Oro Centre Commercial' designation for all of
the lands subject to Official Plan Amendment No. 31.
IMPLEMENTATION
This amendment to the Official Plan of the Township of Oro - Medonte will be
implemented by an amendment to Zoning By -law 97 -95, as amended, of the
Township of Oro - Medonte. The provisions of the Official Plan regarding the
implementation of that Plan shall also apply to this amendment.
INTERPRETATION
The
provisions of
the Official
Plan of the Township of Oro - Medonte, as amended
from
time
to
time,
shall
apply
to
this Amendment.
lift
HIGHWAY 11
Schedule A
Location Map
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EM LANDS SUBJECT TO OFFICIAL PLAN AMENDMENT NO. 31
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Schedule A -1
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HIGHWAY #11
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Lands to be Redesignated from Highway 11 Special Policy Area
HHHHHHHHHHi to Oro Centre Commercial
Lands Subject to Official Plan Amendment No. 31
19