Loading...
1998-124 To Adopt Official Plan Amendment No. 2 to redesignate lands in South Part of Lot 11 and Part of Lot E, Concession 1 , . . . . THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE BY-LAW NO. 98- 124 BEING A BY-LAW TO ADOPT OFFICIAL PLAN AMENDMENT NO.2 TO REDESIGNATE LANDS IN SOUTH PART OF LOT 11 AND PART OF LOT E, CONCESSION 1 (FORMER TOWNSHIP OF ORO) FROM THE COMMERCIAL DESIGNATION TO THE INDUSTRIAL DESIGNATION IN 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: 1. The attached explanatory text and schedule which constitutes Amendment No. 2 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 Affirirs and Housing for approval of Amendment No.2 to the Official Plan of the Township of Oro-Medonte, 3. This By-law shall come into force and take effect on the day of the final passing thereof BY-LAW READ A FIRST AND SECOND TIME, TIllS 2 DAY OF Dec. 1998. BY-LAW READ A TBIRDTIME AND FINALLY PASSED TIllS 2 DAY OF DeJ:m. THE CORPORATION OF THE TOWNSHIP OF ORO- MEDONTE ,1 /7. () r- P'''''''-'-''~' .I '_J ,it _',"%.A",r' Mayor. Ian Beard Clerk - Lynda Aiken . AMENDMENT NO, 2 TO THE OFFICIAL PLAN FOR TIlE TOWNSHIP OF ORO-MEDONTE . AMENDMENT NO.2 TO THE OFFICIAL PLAN FOR THE TOWNSHIP OF ORO-MEDONTE The attached explanatory text constituting Amendment No.2 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%-/2 in accordance with the provisions of Sections 17 and 21 of the Planning Act R.S,O. 1990, c.P. 13 on the ;Lxd. day of "'M/H;/ 1998. '7 t" 1" /'v ./. .; /1 ),/7 l,' r / ~ .'C /' j, '"I ~"d('\i.~"4f Mayor - Ian Beard ,--~" h g~/ ",(_~~'~'fr't"'C,.,jf~ ... ," ,- ""'".... . I , Clerk - Lynda Aiken . AMENDMENT NO.2 TO THE OFFICIAL PLAN OF THE TOWNSHIP OF ORO- MEDONTE INDEX The Constitutional Statement PART A - THE PREAMBLE Purpose Location Basis PART B - THE AMENDMENT Introduction Details of the Amendment PART C - APPENDICES Ministry of Transportation Letter of September 10, 1998 Nottawasaga Valley Conservation Authority Letter of September 2, 1998 Memo to Planning Advisory Committee dated July 8, 1998 PAGE 1 2 2 2 2 3 3 3 . AMENDMENT NO.2 TO THE OFFICIAL PLAN OF THE TOWNSHIP OF ORO- MEDONTE INDEX PAGE The ConstiMional Statement 1 PART A - THE PREAMBLE 2 Purpose Location Basis 2 2 2 PART B - THE AMENDMENT 3 Introduction Details of the Amendment 3 3-5 PART C - APPENDICES Ministry of Transportation Letter of September 10, 1998 Nottawasaga Valley Conservation Authority Letter of September 2, 1998 Memo to Planning Advisory Committee dated July 8, 1998 . 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 of the purpose, location and basis for the Amendment and does not constitute part of the actual Amendment PART B - THE AMENDMENT - which sets out the actual Amendment and consists of the text and Schedule" A", constitutes Amendment No.2 to the Official Plan of the Township ofOro-Medonte. PART C THE APENDICES- consists of infonnation pertinent to this Amendment in the fonn of background information, This section does not constitute part of the actual Amendment. . PART A - THE PREAMBLE 1.0 Purpose The purpose of this Amendment it to redesignate certain lands in the Township from the Commercial designation to the Industrial designation. 2.0 Location The lands affect by this Amendment are located in South Part of Lot 11 and Part of Lot E, Concession I (fonner Township of Oro). The subject property consists of approximately 3.12 hectares (7,71 acres) fronting onto the north side of Napoleon Road, 3.0 Basis This amendment originated from an application for appropriate planning amendments to pennit the use of the subject lands for a warehousing and manufacturing establishment as an expansion to the existing Napoleon Woodstove building on the south side of Napoleon Road. There is currently no additional land available on the south side of the road to pennit expansion of the existing manufacturing operation and additional building space is required for the long tenn growth of the manufacturing operation. The significant growth experienced by this company was not anticipated as part of the Official Plan review and while other Industrial lands are available in the Township the proposed expansion across the road from the existing operation is the most logical. . PART B - THE AMENDMENT 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.2 to the Official Plan of the Township of Oro-Medonte. 2.0 Details of the Amendment The Official Plan for the Township ofOro-Medonte is hereby Amended as follows: I. Schedule A9 to the Official Plan is hereby amended by redesignating lands described as South Part of Lot II and Part of Lot E, Concession I (former Township ofOro) and identified on Schedule "A" attached hereto and forming part of this Amendment, from "Commercial" to "Industrial". -Schedule A to Official Plan Amendment No.2 to the Oro-Medonte Official Plan . //, \ )/ " "y/ ,:I'3-)/'/ / -f)~~/// / / ./ / / -,~/ / / // / .0' ~\ / ~\ / / (S)\ //. / \\ /// ~~'3-C %6J\() !', /~eO~ % /;/ ~'3-~ <SIc:;, / '\., <SI\ ~ 0- / . ~ \ . ! Con 1 (former Oro) Part Lot 10\ \~ I Gore Road - [III Property to be redesignated from Industrial to Commercial N W*E Township of Oro-Medonte s Ministry of Transportation 659 Exeter Road London. aNT N6E 1 L3 Telephone: Fax: Mlnlstere des Transports ~ Ontario (519) 873-4597 (519) 873.4600 September 10,1998 Lynda Aiken. Clerk _Township of Oro-Medonte .0. Box 100 roo Ontario OL 2XO RE: Applicant: Wolf Steel Submission No.: P -74198 Lot 11 Concession 1 county of Simcoe Township of Oro-Medonte . Highway 11 The ministry has completed its review of the above noted amendment. The amendment has been considered and reviewed in accordance with the requirements of our highway access control policies and the Public Transportation and Highway Improvement Act. The following outlines our comments. The ministry does not anticipate a problem with its highway system as a result of this application. All access to the property will be restricted to Napolean Road with no direct access to Highway 11. The owner should be aware that buildingnand use and sign pel1l1its are required from the Ministry of Transportation before grading or construction commences. Please advise the owner to contact Mr. Phil Gignac, Corridor Management Officer at the MTO Owen Sound District Office (P.O. Box 520, 1450 Seventh Avenue East, Owen Sound, Ontario N4K 5R1 Phone: 519-376.7350) to discuss MTO's requirements and obtain the necessary pel1l1it applications. To ensure that stol1l1water runoff from this property does not affect our highway right-of-way, we will require that the owner submit for our review and approval a stormwater management report/grading plan for the proposed deveiopment. The attached guideline sheet outlines our requirements for the submission of such a report. We would appreciate receiving a copy of the passed zoning by-law amendment should this application obtain approval from council. Should you have any questions, please contact our office. / / .;j~> ~ TeasdaJe / Corridor Control Tech ician Planning and Design Section Southwestern Region. Landon c. D. Thomas - Owen Sound District C. Riepma - Corridor Policy Office http://www.gov.on.calMTO Made from recovereQ materials Fait de maletiaux recycles ~inistry of Transportation Minister" des Transports ~ untario GENERAL GUIDELINES . STORMWATER MANAGEl\tIENT REPORT 1 . The stormwater management report shail be prepared in accordance with MTQ Drainage Management and Technical Guidelines and MTO Directives PHY 8-100 and PHY 8-237. 2. A Keifer and Chu (Chicago) Storm distribution with a 24 hour duration is recommended for the design of storage systems on highway applications (Chapter 4 Drainage Management and Technical Guidelines). The same criteria is applied to external drainage storage systems outletting into MTO drainage facilities. 3. The engineer shail provide calculations for the pre and post development outflows for various storm events in order to determine the most critical occurrence. The engineer shail develop a strategy utilizing modern drainage management practises to manage the storm water according to the level of impacts and/or the watershed implications. 4. Erosion and sediment controls should be in place prior to construction. Provisions should be in place to clean the M.T.O. ditch and culvert. if necessary, at the developer's expense. A note on the drawings to this effect is satisfactory. 5. Outlet pipes with restrictors and roof top storage are not acceptable methods at retention. 6. It is the responsibility at the proponent to obtain. from the municipality, a written confirmation addressed to the Ministry stating that the municipality agrees to assume ownership and operation/maintenance of any proposed stormwater detention facility out/etting to MTO drainage system. 7. The stormwater management plan and report must be signed by a certified professional engineer. 8. The developer must obtain municipal approval. The Municipality must also confirm in writing, that the developer has obtained all necessary approvals as required from other agencies such as the Conservation Authority and M.O.E.E. NOTE: These guidelines are not intended to cover aO conditions and are subject to revision. If you have any further questions on the Ministry Guidelines/Directives. contact our Drainage, Hydrology and Remote Sensing Section at (905) 704-2055. The MTO Drainage Management Technical Guidelines Manual is available at the Ontario Government Bookstore (416) 326-5300 or 1-800-668-9938. U9/U,/9~ lU:U7 N.V.C.A. rAA ~ IU~ ~~~ M..~ ""'.... .:;:J/IIIA ~ " ..... NonCE OF A PUBLIC l\u!.i.I!;J.J.NG FOR A PROPOSED AMENDMENT TO THE OFFICIAL PLAN & ZONING BY-LAW OF THE TOWNSHIP OF ORo-MEDONTE ... . . _..~. ~ - 4fr REef I VED P-74198 TAKE NOTICE that the Council of the Corporation of the Township of Oto-Merlonm will hoJd a Public Meeting on Wednesday, September 16, 1998 at 7:05 p.rn. in the MunicipaJ CoWlci1 r.!I""'hm to ..idee a proposed am....mnent to the Official Plan &. Zoning By-lawunder Sections J 7 &. 34 of tile Planning . RS.O 1990 c. P. 13. THE PROPOSED Amendu:t....,.. would redesignate and rezone the lands described as Concession 1, Part of Lots II and E and Part ofthc Road Allowana: betweenLo1s 11 and E (formerly within the Township of 01'0). The subject lands 8lCp.Opo;scd to be redesignated ftom ColDlJlell:ial to Industrial. and =ncd 1iom the Genera] Commercial (GC) Zone to the Economic Dewloprnellt (ED) Zone.. The purpost: of the A1J1.....nm- would permit the majority of a buiiding to be used for warehousiag and limited retail use. A KEY MAP for File P-74198 is provided below. ANY PERSON may attend the Public Meeting and/or make written or verbal representation either in suppon of or in opposition to the proposed Zoning By-law Amendment. If a person or public body that fiJes an appeal of a decision of the Township of Oro-Medmtte in /espa:t of the proposed zoning by-law does not mala: om] submissions at a pUblic meeting or make wriUen submissions to the Township befu.e the proposed -n,g by- law is adopted, the Ontario Municipal BoaId may dismiss all or part offhe appeaL ADDmONAL INFORMATION relating to the proposed Amendment is available for inspection between 8:30 a.m. and 4:30 p.m. attbc Township ofOro-McdoIllc Mlmic:ipai Office. DATED at the Township of Oro-Medonte this 27th day of August 1998. ~ - I/)", ~ f. ilL Lynda Aiken, Clerk Township of Oro-Medonte P,O. Box 100, Ora, Ontario LOL 2XO (705) 487-2171 I , j ;~v.&llay I CONSERVATION MITHORITf I we ... nMewed;tM' ~a'E.. appllcatlon5l11d baed an our mMdIIe and poIIcll1. we ,... no objeCIIlon aD approval. ! Date Sf' ~I~a 't- // / :;v/ // \~ \\ :1., 1'()o ~v Subject Property _M'~ "0 ~n" Dale r ;n u ~...\S I S . iYlflS __no - ...-...~ ,,,.. .'.:d o. . ~ .. <> ~ "". _ . _ . _........... . .-.... .~.......-.... ..... .j,.., THE PLANNING PARTNERSHIP Page 1 of 4 . Memo to: from: Date: Subject: File Number: Oro-Medonce Planning Advisory Committee Nick McDonald fuly 8, 1998 Napoleon Application 1S41 RECOMMENDATIONS It is recommended that: . this report is received; and, . Planning Advisory Committee recommend to Council that a formal Public Meeting in accordance with Sections 17 and 34 of the Planning Act be held in early September 1998. DETAilS OF PROPOSAL Napoleon Systems and Development Limited has submitted an application to amend the Oro-Medonte Official Plan and Zoning 8y-law. The lands subject to the applications are located at 9 Napoleon Road and are within Part of Lot 11, Concession 1 in the former Township of Oro. The property fronts on both Highway 11 and Napoleon Road as shown on the attached Site Plan. It is proposed by the applicant to develop a building on the property that has an area of 7,020 square metres (75,564 square feet). The building would be located at the extreme western end of the property and would be directly across from the existing Napoleon manufacturing operation located on the south side of Napoleon Road. It is proposed at this time that 50% of the building be set aside for retail use and that the remaining 50% be used for warehousing. The warehousing area wouid be used ~ Napoleon to store products that are manufactured at their existing operation. A portion of the retail component would be the s.te of a Napoleon factory outlet at which woodstaves and fireplaces would be sold. The new location for the factory outlet would replace the factory outlet within the eXisting operatIon. The remainder of the retail space would be rented or leased to other slm.lar factory outlet operations. No other such uses have been identdied to date. Page 113 Collier Street. Barrie. Ontorlo L4M 1 H.2 Phone: (705)737-451.2 fax; (705)737.5078 - ...-.... ~. .- .~.~il . _ ...... . .... . .~... . .t..~. ,; .. . . ..... The building will be accessed by two driveways from Napoleon Road. One of the driveways would be located on the western side of the building and the other driveway would be located on the eastern side of the building. The driveways would access the 207 parking spaces that are proposed to be sited on the property. The parking spaces located adjacent to Highway 11 will be paved while the parking space to the rear of the property will be treated with gravel. It should be noted that 211 parking spaces are required by By-Law 97-95 meaning that an extra 4 parking spaces will have to be sited on the property. . A six metre wide landscaping strip will also be located adjacent to Highway 11 in accordance with the new By-law. The lands are proposed to be serviced by a private septic system and an individual well and will be subject to the regulations of the Simcoe County District Health Unit and/or the Ministry of Environment as required. It is also proposed to deal with all stormwater in accordance with the guidelines of the Ministry of Environment. More information from the applicilnt's engineer will be required as the applications are processed. OFFICIAL PLAN The eastern two-thirds of the property is currently designated Commercial in the new Township of Oro-Medontc Official Plan. The Commercial designation applies to lands that used to be the site of a Cashway building supply outlet. The western one third of the property is designated Agricultural. Given the small amount of land designated for agricultural use on the property and the absence of a property line separating the Agricultural and Commercial designations, it is my opinion that the Commercial designation can be interpreted to apply to the entire property. Section 08.2 states that permitted uses on lands designated CommerciaJ are those uses that are either oriented to vehicular traffic and/or are uses that serve the residents of the Township. Such uses may include service stations, new vehicle dealerships. restaurants, retail stores, personal service shops, financial service establishments, fruit and vegetable markets, commercial nurseries, motels, building supply outlets, recreational establishments, mobile homes and garden centres. It is my opinion that a building containing a minimum of 50% retail space with the remainder being used for warehousing would be a permitted use within the Commercial designation. However, the applicant has indicated that he may wish to utilize more than 50% of the building for wMehousJng in the future to deal with the expected growth of the manufacturing operation on the south side of Napoleon Road. There is no land available on the south side of Napoleon Road for expansion purposes. If the building were to be used primarily for warehousing, the lands will need to be designated Industrial in the Official Plan. Section 07.2 states that permitted uses in the Industrial designation include: manufacturing, assembly, processing, fabrication, storage and/or warehousing, research establishments, wholesaling establishments, and similar uses. Accessory retail uses are also permitted. Page 2 113 Collier Street. Barrie, c)ntario l4M 1 H2 Phone: (05)737-4512 Fax: (705)737-5078 H_ . ~ . w" .-..IJ. ..._ ......08...... '............_n.. As a result of the long-term plans to use the majority of the building for warehousing. it is proposed that the entire property be designated Industnal. Section D7,5.1 of the Official Plan lists the criteria that should be considered by Council when applications to develop new Industrial uses are submitted for review. These criteria should also be considered by Planning Advisory Committee ZONING BY-LAW . At the present time. the entire property is zoned General Commercial (GC). The permitted uses In the GC Zone are Ii,ted In Table A2 of the Zoning By-law and are extensive. Many forms of retail use are permitted and the retail component of the proposed building would be a permitted use in this zone at the present time. The warehousing component of the building is not a permitted use In the GC Zone. However, if the warehousing use is a secondary andlor accessory use on the property, it is my opinion that up to 50% of the building can be used for warehousing in the GC Zone. As the applicant has long-term plans to use the majority of the building for warehousing. it is proposed to place the entire property in the Economic Development (ED) Zone. The permitted uses in the ED Zone are listed in Table A3 of the Zoning By-law and warehousing is a specific permitted use in this Zone. The Site Plan prepared on May 29, 1998 appears to indicate that the proposed building will comply with all of the setback requirements in the Zoning By-law. An additional 4 parking spaces will have to be sited on the property to comply with the parking provisions of the Zoning By-law as noted previously. Section 5.20.1.3 of the By-law states that no more than 50% of the required front yard on lots abutting Highway 11 in the General Commercial or Economic Development Zones shall be used for parking. As the Site Plan does not include this information, it is difficult to determine if the proposal will comply with this requirement. The Intent of this requirement is to control the amount of parking in the front yard adjacent to Oro-Medonte's most significant and visible traffic artery. Highway 11. IS AN OFFICIAL PLAN AMENDMENT PERMI1TED? Section 13 of the Official Plan states that it is not the intent of this Plan to be utilized as a development control document. The Section goes on to state that it is '0 policy of this Plan that this Plan should only be amended when the policies of this Plan are found not to address issues or alternatively, issues have been raised wIth respect to sire specific proposals that must be addressed in a comprehensive monner". The section then goes on [0 state that the Township will not consider site specific amendments to the Plan, unless specifically anticIpated by this Plan, without associated policy amendments, for a period of at least five years after its approval by the Ministry of Municipal Affairs and Housing. The Official Plan was approved by the Ministry of Municipal Affairs and Housing in August 1997. It IS my opinion that the new Ofticial Plan did not anticipate the significant expansion plans of Napoleon Systems and Development. Although there are other Industrially designated lands in the municipality, it would appear that the proposed expansion location across the road from the existing operatIOn is appropriate. Given that the majority of the property has Page 3 113 Collier Street. 8arrie. Onrarlo l4M IH2 Phone: (705)737-4512 Fa" (705)737-5078 - ....-...... ~" '" .. ::.irl - . . _...h..~.~ . :..,.aJ,;,~...~~.~ ..... .... been designated for non agricultural uses, and the entire property has been zoned for Commercial use, the required Official Plan Amendment is technical in nature. As a result. the consideration of the Amendment by CounciJ will not, in my opinion, affect the basIc intent of Section 13. SUMMARY . On the basis of the information submitted to date, it is my recommendation that a Public Meeting under Section 17 and 34 be eld in September] 998. nUl flu g Nick McDonald, MClP, RPP NMljrw rage 4 113 Cailler Street, Barrie, Ontario L4M 1 H2 Phone: (7051737-4512 fa>:: (705)737-5078 ~.- ~ I i I- I .- \ - d I \i I I I I I I I II = ICNN....." " ~.- ~- ImTl;1 :, il~li _--_ u-=- c::J i i .. .. i i i - - - t I ! ! , .. , ( . .. .0 N ! i i i I I ( ! ! i . -- \ i i ~ iLL _L- - i ;::-.: ;,.1 -...." -- I -- . . -NIt, 00_ rr- ....i;s-,;,.-I- I I -i'd -. ~ 1't.U.O~~ , '" ~ i i i 11 l iil' ! I .- II --r-1.", ~ .1~1 -- ,- L.L i i cd !-1-~-~- ._- ... ~ --- '0..__ .. " I .b ~ ' , , , ~ .jII:n... - - - ..- ' I i i i i \ '" I ........- - ". I -- .. - - I .... r- ~..._- .. !~i~J ! I i :;:=_11 .. .. -- - .... .LL -=:n I - --'~;".Ia>~crao-I ~':\"}-I - i i ... - ...~*"" I ......- i i i ----'- .... - i , i .... I .......- C6~!o'lER.M fl - __.J Dace. 4 R <D=~)H ...-....--...- ---- . ~ -:::.. -::.:::..,--- -...-.- :=-"="'~:::.":.";::. --~._.... -- -....-- --.".-...- -"-..-- ~'_.W____.__ - - iI()lF S!ru WAREHOOSt =-""'" ~ HU.. 0Nt. SIi< I'!NIS lit) '-' - 8KJW"" ~ .-- -....... ~ ~ .....- .....- Lbfa V~ -_a.. @ ': ~ c.:::: .~ , , " , -.() .n . . :,; , , , , " , " ~:; ~ . . ;-7~ . " . . r ~ . ,,' ;'. t-.c t-....~ " :_"1. " :.'" ,... c c u " I..J c: o ,- -- -'-'- - - - -~-]--- J- r<] ] 00 1 -00700 o _..~.m al CO 1 La ::::J 001-00600 001-00500 001-1520~~__ )- I- -Z ::\ o c) 001-00400 001-00310 001-00300 001_00200 H IGJ../WA'( NO. 1\ 001-00100 _ 001=15300 .. C 001-15400 001-15500 CON 1 Lor J J SIII!.J r, c..( LANDs' ~~~._- ,.,ARRI E:: --.-,.---- -------- 001-16400 ( I7N I ] I.L7 7 I co I 001-16300 i 001-16200 _::-j)[j1-16100 -'1 001-16010 001-16000. 0 ((IN.f I ~ If/! JJ I ;;0 .~ " 0 '" ~ "Cb I /:b? '? 6'>. /:b _II 0 0 0 0 0 0 0 0 0 0 006-15900 '" '" '" " " 0 I I , I bUIV 1 7~ ~ ~ - 0 ............ CON 1 '" '" en - ~(177/1' ~ '" I-' CI ~-- g ............ LaTE 0 0 0 0 0 0 0 0 ID 0 0 ',-- '~. 006 '16, 000 '. . ~ Cbo-, ~Cbo-"6'''q.,'~~ ~~~. '6' 6'/:b ~ ~,. /:b6'''' ~ ~ '? "- . ~6'" ..../:b '-." . .,~~.'-., ~ /:b6' '? ""Ib ~, ,.., '''.. /:be ')' 6'9q, .~. --~-~._.~~,._- 007-01600 I. UN II '. i 77jr .,...... 007. - '., ~'500 .~. "' /:b> '0 (" 1-1. " <'./00 . , 00 ( '> <' -~ 1 . , " . , 1"