1999-080 To adopt Official Plan Amendment No. 5 to the Township of Oro-Medonte Official Plan
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THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE
BY-LAW NO. 99-00
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BEING A BY-LAW TO ADOPT OFFICIAL PLAN AMENDMENT NO. 5 TO THE
TOWNSHIP OF ORO-MEDONTE OFFICIAL PLAN
The Council of the Corporation of the Township ofOro-Medonte, in accordance with the provision
of the Planning Act, hereby enacts as follows:
I. The attached explanatory text which constitutes Amendment No.5 to the Official Plan of
the Township ofOro-Medonte, is hereby adopted.
2. The Planner is hereby authorized and directed to make application to the Ministry of
Municipal Affairs and Housing for approval of Amendment No.5 to the Official Plan of the
Township ofOro-Medonte.
3. This By-law shall come into force and take effect on the day ofthe final passing thereof.
BY-LAW READ A FIRST AND SECOND TIME, THIS 21ST DAY OF JULY, 1999.
BY-LAW READ A THIRD TIME AND FINALLY PASSED THIS 21ST DAY OF JULY,
1999.
THE CORPORATION OF THE TOWNSHIP OF ORO-
MEDONTE
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Mayor - Ian Bear
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AMENDMENT NO.5
TO THE
OFFICIAL PLAN FOR THE TOWNSHIP
OF ORO-MEDONTE
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AMENDMENT NO.5
TO THE OFFICIAL PLAN FOR THE
TOWNSHIP OF ORO-MEDONTE
The attached explanatory text constituting Amendment No.5 to the Official Plan for the
Township ofOro-Medonte was prepared and adopted by the Council of the Township of
Oro-Medonte by By-law No. in accordance with the provisions of Sections 17 and 21
of the Planning Act R.S.O. 1990, c.P. 13 on the 21st day of July
1999.
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Mayor - Ian Bear
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AMENDMENT NO.5 TO THE OFFICIAL PLAN OF THE TOWNSHIP OF ORO-
MEDONTE
INDEX
PAGE
The Constitutional Statement
PART A - THE PREAMBLE
Purpose
Location
Basis
PART B - THE AMENDMENT
Introduction
Details of the Amendment
6
6-8
PART C - APPENDICES
I. Public Meeting Minutes from June 2,1999
2. Ministry of Municipal Affairs and Housing Letter dated June 2, 1999
3. County of Simcoe Letter dated May 31,1999
4. Simcoe County District Health Unit Letter dated June 1, 1999
5. Nottawasaga Valley Conservation Authority Letter dated May 20,1999
6. Planning Advisory Committee Report dated February 10, 1999
7. Planning Report to Council (PD 1999-17) dated April 15, 1999
1
2
2
2
2-5
6
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THE CONSTITUTIONAL STATEMENT
The following Amendment to the Official Plan for the Township of Oro-Medonte
consists of three parts.
PART A- THE PREAMBLE-
consists ofthe purpose, location and basis
for the Amendment and does not constitute
part ofthe actual Amendment
PART B - THE AMENDMENT -
which sets out the actual Amendment and
consists ofthe text, constitutes Amendment
No.5 to the Official Plan of the Township of
Oro-Medonte.
PART C - THE APENDICES-
consists of information pertinent to this
Amendment in the form of background
information. This section does not
constitute part of the actual Amendment.
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PART A - THE PREAMBLE
1.0 Purpose
The purpose of this Amendment it to change the land use designation applying to lands
located in Part of Lot 5, Concession 3 and Part of Lot 5, Concession 4 (formerly
Township ofOro) from the "Rural and Environmental Protection Two" designations to
the "Edgar Centre Special Policy Area and Environmental Protection Two" designations
to recognize the existing buildings and infrastructure on the property and to provide the
basis for assessing any future use of the property.
2.0 Location
This Amendment affects 62.7 hectares (155 acres) of/and in Part of Lot 5, Concession 3
and Part of Lot 5, Concession 4 as shown on Schedule "A" attached. The property is
located at the northwest corner of Line 3 North (County Road 57) and the Bass Lake Side
Road. The Amendment changes the designation of the property on Schedule "AI5" of
the Township ofOro-Medonte Official Plan.
3.0 Basis
At the present time, the property is the site of 84 single detached dwelling units, a group
housing structure, two office buildings, a recreational hall, a food services building,
hospital, church, school, several garages and maintenance buildings, and an established
road network. The property also has a number of wells, a pumphouse, water reservoir,
and a sewage treatment facility with a lagoon. The property is also serviced by natural
gas and hydro.
The currently developed portion ofthe property as detailed above is approximately 35.7
hectares with the remaining 27 hectares acres being comprised of uncultivated lands and
bush area.
Adjacent land uses include County forest to the east and west, agricultural uses to the
south and rural uses to the north. To the north-east is the Horseshoe Valley Road
Settlement Node which is a resort community comprised of a mixture of recreational and
residential uses. The subject property is also located within the Oro Moraine, which
functions as a significant groundwater recharge area for the Township and adjacent
municipalities.
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The property, which is currently known as the Edgar Adult Occupational Centre, was
developed in 1952 as a radar base. In the early 1960's, the property was transferred to
the Management Board Secretariat to be utilized as a residential and occupational facility
for adults with developmental disabilities and was used in this capacity until March 1999
when the facility was closed.
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The proposed Amendment would pennit a range of uses including but not Jimited to: low
and medium density residential uses, recreational uses including community centres, and
institutional uses such as schools and places of worship.
The proposed development is intended to be serviced by the existing water and sewage
services with the capacity that is currently available. If development requires the
expansion of those services further justification would be required to examine the need
for such growth and to determine the appropriate form of servicing for that growth.
Currently the capacity ofthe sewage treatment plant is 62,500 gallons per day which
would equate to 625 people utilizing 100 gallons per day each.
This Amendment would recognize that a wide range of uses, which would utilize the
existing infrastructure (roads, water, and sewer) and the substantial number of existing
buildings, could be developed on the property. However this amendment would establish
a number of criteria which would be considered by Council and the appropriate
authorities at the time that re-development plans are submitted. These criteria are
intended to ensure that any future development of the site is appropriately planned in
order to minimize the impact on the adjacent lands and the natural environment. These
criteria will need to be fulfilled before the property is rezoned.
Through the proposed Amendment, the Municipality is recognizing the existing
infrastructure and providing an opportunity for the potential re-development of the
property. This re-Use of the property will conform with the Provincial Policy Statement
and the Official Plan since development is being directed to an area where both water and
sewer capacity currently exists.
The proposed Official Plan Amendment will facilitate the development of housing
forms/types which may be currently under represented in the Township. As the
Provincial Policy Statement encourages municipalities to set aside lands for a wide range
of uses and housing forms, this Amendment would conform with that poJicy direction.
The proposed Amendment would comply with the Official Plan by appropriately
managing change and protecting the natural environment through the detailed
requirements of the Comprehensive Development Plan. The Comprehensive
Development Plan is intended to ensure that all issues (ie. environmental, traffic, density
etc.) are thoroughly reviewed and evaluated as part of any development proposal. This
would ensure that any re-development is in keeping with the character of the area and
maintains thc public interest in accordance with the ProvinciaJ Policy Statement.
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The proposed Amendment would also provide opportunities for future economic
development provided that it does not impact on the rural character of the area or the
natural environment. The policies in the proposed Amendment are intended to ensure the
efficient and orderly re-development of the subject property to the benefit of the
community as a whole. The proposed Amendment complies with both the Provincial
Policy Statement and the Township Official Plan and establishes criteria to ensure the
orderly and efficient re-developmerit of the property and on this basis it represents good
planning.
A public meeting under Section 17 and 21 ofthe Planning Act was held on June 2,1999.
The minutes of the public meeting are attached as Appendix I to this Amendment.
The Ministry of Municipal Affairs and Housing has commented on the proposed
Amendment in a Letter dated June 2, 1999 attached as Appendix 2 to this Amendment.
The Ministry has questions with the justification for recognizing the development
potential of the property. This justification has been provided through this basis section
of the Amendment, which outlines both the history ofthe property but also the planning
rationale behind the proposed policies.
The Ministry requested in their letter that policy be added to the proposed Amendment
that would require an Official Plan Amendment for any development beyond the existing
on-site capacity. The proposed Amendment has addressed this concern through the
addition of policies at the end of Section E4.2 requiring that an Official Plan Amendment
is required for any development which requires expansion of the existing on-site
servicing capacity.
The Ministry further requested that all development in the Special Policy Area be
serviced by the existing on-site servicing system. This concern has been incorporated
with additional policies in the final paragraph of Section E4.3.1 which requires full
servIces.
The Ministry has also requested consideration of the maintenance and ownership of the
on-site servicing system. The maintenance and ownership of the on-site servicing system
is addressed through Sections B 1.3 and B2.6 of the Official Plan which addresses the
assumption of Communal Sewage Systems and Responsibility Agreements. Policies
have been added to Section E4.3.1 that would ensure compliance with the servicing
policies in the Official Plan.
The final comment from the Ministry relates to the development of an Adult Lifestyle
Community and justification for such a form of development. The proposed Amendment
incorporates policies in Section E4.3.2 which relate to Adult Lifestyle Communities and
other residential uses and requires an assessment of both the market demand and the
existing number of units approved but not yet built for both the County of Simcoe area
and the Greater Toronto area as part of the justification for Council's consideration as
part of the Comprehensive Development Plan.
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The County of Simcoe has indicated commented on the location of the County
Greenlands designation on a portion of the property and the requirement for an
Environmental Impact Statement. The property is designated with an Environmental
Protection Two Overlay in the Oro-Medonte Official Plan which requires an
Environmental Impact Statement for any new development which would address the
concern raised by the County of Sinicoe. The County of Simcoe letter is attached as
Appendix 3 to this Amendment.
The Simcoe County District Health Unit has indicated that they have no objection to the
Amendment as proposed on the basis of development being on existing services via a
central piped water supply and sewage system. The letter /Tom the Health Unit is
attached as Appendix 4 to this Amendment.
The Nottawasaga Valley Conservation Authority has stated that they have no objection to
the Amendment; however they did recommend an additional criteria for review in the
Comprehensive Development Plan related to the impact on the natural heritage system.
As indicated with the County of Simcoe concerns the subject property continues to be
subject to the Environmental Protection Two overlay for the significant woodland area
and would be subject to an Environmental Impact Statement and Management Plan
which would review the impact of proposed development on the natural features and
ecological functions of the area. The Nottawasaga Valley Conservation Authority letter
is attached as Appendix 5 to this Amendment.
Supporting information regarding the Amendment is provided in the Planning Advisory
Committee Report attached as Appendix 6 and the Planning Report to Council attached
as Appendix 7 to this Amendment.
PART B - THE AMENDMENT
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1.0 Introduction
All of this part of the Amendment entitled Part B - The Amendment, which consists of
the following text and Schedule "A", constitutes Amendment No.5 to the Official Plan of
the Township ofOro-Medonte.
2.0 Details of the Amendment
The Official Plan for the Township of Oro-Medonte is hereby Amended as follows:
1. Section E, Special Policy Areas, of the Official Plan is hereby amended by adding a
new subsection E4 as follows:
" E4 - EDGAR CENTRE SPECIAL POLICY AREA
E4.1
OBJECTIVES
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To recognize the existence of a property with a substantial amount of
buildings and inrrastructure that is potentially capable of being adapted to a
number of uses.
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To provide the basis for assessing the future use of this site.
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To ensure that any development on the site is orderly and planned in a manner
to minimize the impacts of the uses on adjacent lands and the natural
environment.
E4.2
PERMITTED USES
Permitted uses not requiring an Amendment to this Official Plan include institutional uses
such as schools. places of worship, community centres, cultural centres, low and medium
density residential uses and recreational uses. Notwithstanding Section H4 in this Plan.
an Adult Lifestyle Community may be permitted without an Amendment to this Official
Plan subject to the policies of Section E4.3.
Permitted accessory uses include recreational uses such as golf courses,
swimming pools and multi-use community centres and retail and personal
service uses serving the needs of a self contained residential community.
It is the intent of this plan that any residential use of the site be planned on a
comprehensive basis and that it be designed to be self-contained with
accessory uses that are primarily utilized by the residents of the special policy area.
Any form of development which necessitates the expansion of the existing on-site
servicing capacity will be subject to an Official Plan Amendment which would consider
the need for the additional growth that would result fi:om the expansion.
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E4.3
DEVELOPMENT POLICIES
E4.3.1 Comprehensive Development Plan
Prior to considering any use on the lands that requires an Amendment to this Plan or to
the implementing Zoning By-law, a Comprehensive Development Plan (CDP) applying
to all the lands within the Edgar Centre Special Policy Area designation shall be prepared
to the satisfaction of Council. The CDP shall deal with such issues as:
a) the proposed form of servicing;
b) the nature, extent and timing of improvement to abutting roads;
c) the proposed phasing of development and/or redevelopment;
d) the proposed form, scale and density of development;
e) the impact of new development on the groundwater recharge function in the area;
and
f) the potential for partnerships with the Township for shared use of the existing
facilities.
The Township will consult with the appropriate agencies prior to the approval of the
CDP.
Development within the Edgar Centre Special Policy Area shall occur by way of full
sewer and water services. Any form of development on the Edgar Centre Special Policy
Area will be subject to the policies of Section B 1.3 Assumption of Communal Sewage
Systems and B2.6 Communal Services and Responsibility Agreements of this Plan.
E4.3.2
Residential Uses
If an Adult Lifestyle Community or other form of residential development is being
proposed, an assessment of the following shall be required as part of the Comprehensive
Development Plan:
(a) the market for the proposed development given the existing supply of similar
units in the County of Simcoe and the Greater Toronto Area;
(b) the number of units approved but not yet occupied in similar developments in the
County of Simcoe and the Greater Toronto Area;
(c) the impact of the proposed development on the municipality's finances;
(d) the feasibility of operating communal services on the site; and
(e) an Environmental Impact Study, if required in accordance with the policies of
Section Dl and/or Fl.
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E4.3.3
Conditions of approval
The CDP shall not be approved unless Council is satisfied that:
(a) there is no negative impact on natural heritage system and groundwater recharge
function associated with the Oro Moraine;
(b) the proposed use is supported by appropriate marketing information, if required,
that indicates that there is a demand for the proposed use;
(c) the proposed use is generally compatible with the rural character ofthe area;
(d) the development can be designed and sited to blend in with the rural
surroundings;
( e) the proposed use is to be accessed by municipal roads that can accommodate the
increased traffic generated by the proposed use; and
(f) the proposed use can be serviced with an appropriate water supply and means of
sewage disposal in accordance with the servicing policies in Section B of this
Plan.
Schedule" A" to Official Plan Amendment No.5
to the Oro-Medonte Official Plan
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BASS LAKE SIDE ROAD
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R"\J Property to be redesignated from 'Rural and Environmental Protection Two', to 'Edgar
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~ Environmental Protection Two Overlay Designation
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Township of Oro-Medonte
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PART C - APPENDICES
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TOWNSHIP OF ORO-MEDONTE
SPECIAL PUBLIC MEETING
June 2.1999 @ 7:10 p.m.
PROPOSED OFFICIAL PLAN AMENDMENT
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Present:
Mayor Ian Beard
Deputy Mayor Don Bell
Councillor Lillian McConnell
Councillor Ralph Hough
Councillor Neil Craig
Councillor Ron Sommers
Councillor Ruth Fountain
Staff Present:
Jennifer Zieleniewski. CAO/Treasurer; Andria
Leigh. Township Planner
Also Present:
Katalin and Richard Toth, Bob Marshall, Ana
and Joslf Stavesic. Jessie and Grant Sinclair.
Ann Moss. Ian Rowe. Ray Kelso. Linda Ross,
Reid Holmes (Packet and Times)
Mayor Beard called the meeting to order and advised that all persons
present would be afforded the opportunity of asking questions In respect
to the proposed official plan amendment.
It was noted that correspondence had been received from the Ministry of
Municipal Affairs and Housing, from the County of Simcoe, and from the
Nottawasaga Valley Conservation Authority.
Ms. Andria Leigh, Township Planner. gave an overview of the purpose
and effect of the proposed Official Plan amendment.
Concern was expressed by Mr. Josif Stavesic that development of this
property couid affect the entire neighbourhood. and the suggestion was
made to consider an area of a couple of miles in radius when iooking at
uses and development of the property, and that people in the community
should be kept informed as to what is happening in this regard.
Assurance was given that issues concerning the entire community would
have to be considered at the time a potential developer came to the
Township to have the property rezoned. and that notification would be
given to the community at that time.
Ms. Linda Ross questioned how a boot camp is zoned, and was advised
that a boot camp would fit the Institutional zone currently on the property.
It was expiained that notice would not have to be given in this case shouid
a boot camp be considered. because the property IS currently zoned
"Institutionai". The Township would not have to give the Province
permission to open a boot camp there, Concern was then expressed as
to how the public could argue against a boot camp. and it was suggested
that the concern could be voicea to Council to carry it forward to the
Province. or to contact the Ministry of Correctional'Servlces or the Solicitor
General's office exolaining the concerns, To date. the Township is not
aware of a proposal for a Qaot carno.
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It was suggested that should an appiicatlon come forward for an Adult
lifestyle Community, for example. any costs associated with sewage. etc.
would be borne by the developer. not the taxpaver. The taxpayer would
benefit by such an application.
The property has not been sold to date. and there are no known Ideas for
deveiopment proposals at this time. The proposed Official Plan
amendment would expand the permitted uses of the property and would
open up many alternatives.
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Motion No.1
Moved by Bell, Seconded by Hough
Be it resolved that this Special Public Meeting of Council re: P-81/98.
Cone. 3 & 4. Lot 5 (formerly within the Township of Oro), now be
adjourned @ 7:36 p,m.
Carried.
A tape of the meeting is available for review.
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June 2, 1999
:Y1inistere des
Affaires municipales
et du Logement
Direction des services provinclaux pour
I'amenagement et I'env!ronnement
777. rue Bay 14e IMage
Toronto ON M5G 2E5 -"I;,
Telephone (sans trals): 1-800-935-069~""
Telecopleur: (416) 585-4245 ;;-::- .
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Ministry of
Municipal Affairs
and Housing
ProvincIal PJanning and
Environmental Services Branch
777 Bay St 14th Fir
Toronto ON M5G 2E5
Telephone Toll Free: 1.800-935-0696
Fax Number: (416) 585-4245
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Lynda Aiken
Clerk
Township of Oro-Medonte
P.O. Box 100
Oro, Ontario
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Re: Comments on draft Official Plan Amendment
Edgar Occupational Centre
MMAH File No. 43-DP-0097-99020
Dear Ms. Aiken:
We have completed our review of the above-noted amendment which proposes to
create a special policy section to recognize the existing occupational centre and to set
out a range of permitted uses, as well as establish policy regarding the need for certain
matters to be addressed prior to development of the site for these additional uses.
While we understand that the Ontario Realty Corporation still owns this property, our
comments are nonetheless provided for the consideration of Council on this matter. It
is also our understanding that the Edgar Occupational Centre has recently been closed
as an institutional facility and some significant infrastructure does presently exist in the
form of a number of dwelling units and an on-site servicing system. While we recognize
the existence of the centre and the reasons for it not being included within the recent
approval of the new Oro-Medonte Official Plan, we would nonetheless appreciate some
written background and justification for the recognition of the development potential of
the lands through the special policies in this amendment.
In addition to the provision of justification on the Edgar Occupational Centre, more
specificaily there are some additional matters that we would recommend be addressed
with further policies. Firstly, we would ask that policy be added that speaks to the
requirement for an Official Plan Amendment for the development of the site beyond the
present on-site servicing capacity. Development beyond the existing infrastructure
should require an amendment that examines the need for further growth and the
appropriate method of servicing such additional growth.
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Secondly, with the site having its own servicing system, we would not support
development on the lands not using this servicing system. Therefore, we would suggest
that policy be added that specifies that development within the Edgar Occupational
Centre Policy Area be on full services.
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Thirdly, the maintenance and ownership of the on-site servicing system is an important
consideration if these lands are to be developed. Accordingly, we would suggest that
policy be added to state that development of the site must be in some form of corporate
ownership (with provisions to ensure an agreernent is registered on title to ensure
adequate financial securities are in place to minimize the possibility of municipal
assumption of the on-site servicing system), otherwise the Township must assume
ownership of the servicing system prior to development.
Finally, it is our position that the development of the lands for an Adult Lifestyle
Community, while not requiring an amendment to the plan as per the proposed policies
in this amendment, should stili be required to be justified in the context of the policies
of the Official Plan in Section H4. Therefore, we would recommend that policy be added
to require the development of an Adult Lifestyle Community to be justified by addressing
the matters listed in Sections H4.4 and H4.5 of the Official Plan. Such policy should be
included as part of the requirement of the Comprehensive Development Plan in
proposed section E4.3.1.
We would appreciate reviewing any further background justification or planning reports,
as well as any additional policy wording to encompass the matters raised above.
If you have any questions in regards to the above comments, please call John Taylor,
Area Planner, at (416) 585-6058.
Yours truly,
)Joe Perrotta
.V6enior Planner
Provincial Planning and Environmental Services Branch
cc. Ian Bender, County of Simcoe
Nick McDonald, The Planning Partnership
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The Corporation of the
County of
Simcoe
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CollingH'ood .~rea: ../]/;-31./3 Or/Ilia ..-J.rea: ]16-7397
PL1.VNING DEPARTMENT
Telephone ExtensIOn 255
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Mav 31. 1999
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Ms. L. Aiken. Clerk
Township of Oro-Medonte
P.O. Box 100
Ora. Ontario
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Dear :VIs. Aiken.
RE: Proposed Residential/Retirement Community at Edgar Occupational
Centre, Lot 5, Concessions 3 & 4, former Oro Your File: P8lf98
The northwest section of the subject lands. as shown on the enclosed map is located within the Copeland
Forest Unit (OM2) of the Greenlands Designation of the County Official Plan. This unit includes adjacent
upland and lowland habitat, and extensive forested areas of undulating topography. Enclosed for your
information is a brief summary of the features and functions for which the area has been identitied.
Prior to approval, tbe applicant should be required to demonstrate, through an Environmental Impact
Statement. that the proposed development can be accommodated and the significant cbaracteristics of tbe
area maintained. Enclosed is a Terms of Reference for tbe completion of sucb a study.
This approach is in keeping witb Section 2.3 of the Provincial Policy Statement. It states that where
signiticant features have been identified. an applicant must demonstrate that the proposed development can
be accommodated without negative impact on the features and functions for which the area bas been
identified.
This approach contradicts that presently taken within the draft OP A which proposes to establish the
principle of development within the Greenlands prior to it being determined if the features and functions
can accommodate this type of development without negative impact.
Please call if you have questions or require additional information.
Yours trulv.
/ Ju~/~ RPP
[/PlannerV
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R. Kelso. Reinders
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15 Sperling Drive. Barrie, Ont., L4M 6K9 @=:.
TEL: 705-721-7330 FAX: 705-72 g~95
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Toll Free to Barrie from:
SIMCOE COUNTY
DISTRICT HEALTH UNIT
COLLINGWOOD &. AREA
MIDLAND & AREA
OR!lUA & AREA
SOUTH SIMCOE
(COOKSTOWN 721.7330)
428-0013
527.0013
329-0013
729-0013
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June l, 1999
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:V1s, Lynda Aiken. Clerk
Township of Oro-Medonte
P.O. Box 100
Oro, ON LOL 2XO
Dear Ms. Aiken:
Re: Proposed Official Plan Amendment
Edgar Occupational Centre
Concession 3 & 4, Lot 5 (formerly 0"0 Township)
Township of Oro-Medonte
As circulated. please be advised this office has no concerns regarding the above-noted
amendment at this time.
It is understood that existing services are via a centra] piped water supply and sewerage
system.
Yours truly,
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Craig Dale. c.P,H.I.(C).
Sewage System Inspector
Health Protection Service
CD/dw
DENT.\L S'y'S'L).-\ TX l:\SPECT WP'D\VELLS { R.-\[(T.Edg:lr Oce, C~n(re,OPA,J()c
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Ron Simpson, Chair
Don Be!!, \/ice-Chair
\Vayne Wilson, c./\O.
Our Member
Municipalities
Adiala-Tosorontio Township
.....maranth Township
CilV 01 Bame
Town ot Bradford -
\Vest Cwi!lirnburv
Town ofCoi'llngwood
Town of the Blue Mountains
Clearview Township
EssJ. Township
Town of Innisiil
Melancthon Township
\1000 Township
t,,'\ulmur Township
Town oi New Tecumseth
Oro-Medonte Township
Osprey Townshio
i,)wn or Shelburne
Sprin~vater Townsnlp
Town of Wasaga Beach
Watershed Counties
County of Simcoe
Count......oi Dufierin
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Nottawasaga Valley
Conservation Authority
266 MI14~w~.;'90.'~.R #1 "ngus, ON, lDM lED. "'
~~t'(705) 424.1479, FA,X (7051 424-2115
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Lynda Aiken, Clerk I~i
Township of Oro-Medorrte
P.O. Sox 100 ~..>_
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ORO, Ontario :-,
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May 20, 1999
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:;'* File p. 81/98 *
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Dear Ms. Aiken,
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Subject:
proposed Official Plan Amendment
Part of Lot 5, Concessions 3 and 4
Township of Oro-Medonte (Geoqraphic Township of Oro)
The Nottawasaga Valley Conservation Authority (NVCA) has reviewed the
proposed amendment to the Official Plan in concert with the Provincial Policy
Statement, under the Plannino Act.
While the NVCA has no objection to this Official Plan Amendment, we
recommend that the following be added to Subsection E4.3.1:
g)
the impact of new development on the natural heritage system
including the significant forest resource.
As you are aware, the undeveloped part of the subject property contains a
significant woodland that is part of a larger forest tract that stretches to the
north into the Copeland Forest. Any impact assessment prepared in support
of a major development proposal should therefore evaluate the following:
,
,
,
,
,
,
the identification of the site specific and greater forest function;
the impact on the site specific forest resource;
the impact of forest loss in an ecosystem context;
the maintenance of 30% forest cover in the municipality;
the means to maintain the function of the forest ecosystem; and.
conservation priorities based on frequency, composition, maturity,
area, shape, and connectedness of the woodland.
Thank you for circulating this application to this office for our review, and
please vise us of your decision.
Building Partnerships With Our Community for n Henithl! Watershed
Help us achlc\c our goals bv becomlntj a member 01' the
\",,"otta\\(l:;;dgc1 \ aUe\' c.:Ot1SC{\'(JUDn h)uno,1[Jun
PLANNING ADVISORY COMMITTEE
.
ONTARIO REALTY CORPORATION, P-81/98
Part of Lot 5, Concession 3 and
Part of Lot 5, Concession 4 (Oro)
February 10,1999
Proposal
Ontario Realty Corporation has submitted an application to amend the Oro-
Medonte Official Plan. The lands subject to the application are located within
Concessions 3 and 4, Part of Lot 5 in the former Township of Oro. The property
fronts onto Bass Lake Side Road. The property is the site of the Edgar
Occupational Centre.
The applicants are requesting a Special Policy Area designation in order to
recognize the existing infrastructure and facilities on the property.
Official Plan
The property is currently designated Rural and Environmental Protection Two
with a Ground water Recharges Area overlay in the Official Plan. Within this
designation institutional uses are permitted as a right which would permit the
existing use of the property by the Edgar Occupational Centre. The Centre is
expected to close in March of this year and new uses for the subject property are
currently being investigated by the Province.
The property is approximately 155 acres in size and has a fairly substantial
infrastructure system including single detached dwelling units, a group home,
offices, recreation facility, cafeteria, church, school, garages and storage
buildings. The property also has a number of wells, a pumphouse, water
reservoir and a sewage treatment facility with a lagoon. The property is serviced
by natural gas.
The Province through Ontario Realty Corporation is currently evaluating the
possibilities of future uses for the subject property. Concern has been raised by
the applicants that there is no recognition in the Township or County Official Plan
to recognize the existing infrastructure and facilities on the property. The
applicants are not requesting that permission be given through this amendment
for any change in use but that the current usage, facilities, etc. be recognized
through a Special Policy Area in the Township Official Plan.
A Draft Official Plan Amendment is attached for the Committee's review and
comment. This draft amendment would recognize the existing facilities on the
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.
subject property but would place criteria into the Official Plan for Council to
consider for the re-development of the property. If the Committee is satisfied
with this Amendment, it should be recommended that the proposed Official Plan
Amendment be presented at the next Department Head meeting for
consideration prior to scheduling of a Public Meeting.
Zonina Bv-Iaw
The property is zoned Institutional (I) in Zoning By-law 97-95 which recognizes
the existing Adult Occupation Centre. A copy of the permitted uses in this zone
is attached for the Committee's reference. The applicants to date have not
applied for a Zoning By-law Amendment. Potential new uses would be required
to comply with the existing zoning provisions or would be required to apply for a
Zoning By-law Amendment prior to commencing any change in use of the
property which is not currently permitted in the Institutional (I) Zone.
Recommendation
That the draft Official Plan Amendment be scheduled for the next Department
Head meeting prior to the scheduling of a Public Meeting in accordance with the
provisions of the Planning Act.
"
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Township of Oro-Medonte
REPORT
Dept. Report
#pD1999.17
To:
Council
Subject & File #:
prepared By:
Andria Leigh
Department:
C.ofW.
proposed Official plan
Amendment - Ontario
Realty Corporation
Cone. 3 and 4, Lot 5 (Oro)
Planning
Date:
Motion #
April 15, 1999
Date:
BackeroundJSummarv:
An application for an Official Plan Amendment was submitted by the Ontario Realty Corporation for the
Edgar Occupational Centre property located in Concessions 3 and 4, Lot 5 (former Township ofOro) on
December 23, 1998. The property is currently designated Rural in the Official Plan and zoned Institutional
in Zoning By-law 97-95. The applicant's did not apply for a rezoning of the subject property.
The Rural designation permits institutional uses as of right, which would therefore recognize the existing
Edgar Occupational Centre. The Ontario Realty Corporation however has requested the Official Plan
Amendment to recognize the existing iniTastructure and buildings on the property, which are capable of
being adapted to a variety of uses.
On February 16 a draft Official Plan policy was presented to the Planning Advisory Committee, the
recommendation at that time was that the proposed policy be presented at a Department Head meeting prior
to proceeding to a formal Public Meeting in accordance with the Planning Act. Discussion regarding the
policy did occur at a Department Head meeting and now the draft policy is being presented to Council with a
recommendation that this draft policy proceed to a Public Meeting in accordance with the Planning Act.
The draft Official Plan policy was prepared to recognize the existing use of the property and permit potential
re-Use of the property subject to a number of issues being resolved to the satisfaction of Council. A copy of
the draft policy is attached for Councils review.
As the applicant has not submitted a rezoning application, any use of the property which is not considered
Institutional in accordance with Zoning By-law 97-95 would require a rezoning application. When a
rezoning application is submitted, the proposed policies in Section E4.3 would have to be completed to
Council's satisfaction prior to a Zoning By-law Amendment being given favorable consideration.
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T~s draft has been reviewed by the m1ship Planning Consultant and by th~ _pplicant and is considered
ac~eptable to all parties.
The Ontario Realty Corporation received Party status at the County Ontario Municipal Board Pre-hearing in
order to recognize the property in the County Official Plan. The matter of the designation of the subject
property in the County Official Plan was deferred by the Ontario Municipal Board until such time as a
decision is made at the local level.
Recommendation:
.That this report be received; and
That the proposed Official Plan Amendment proceed to a Public Meeting.
Respectfully Submined,
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Andria Leigh, Hons. B.A., AMCT, MCIP, RPP.
Planner.
C.A.O. Comments:
Date:
C.A.O.
Dept. Head