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1998-063 To Adopt Site Plan Review Guidelines f" t", . e THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE BY-LAW NO. 98- 63 Being a By-Law to Adopt Site Plan Review Guidelines WHEREAS The Corporation of the Township of Oro-Medonte deems it desirable to adopt Site Plan Review Guidelines; NOW THEREFORE the Corporation of the Township of Oro-Medonte hereby enacts as follows: 1. That the attached Site Plan Review Guidelines titled Schedule ~Aff attached hereto and forming part of this By-law shall be the guidelines used when making application for entering into a Site Plan Agreement. 2. Any previous by-law or portion thereof inconsistent herewith is hereby repealed. 3. This By-law shall come into force and take effect on the final passing thereof. By-law read a first and second time this17tlrlay of June, 1998. By-law read a third time and finally passed this 17th day of June, 1998. THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE f ./ 17 II- I::,.,i dt'::__ J ,"', r:/!"qj A A Mayor, Ian Beard/ // ( '-._,/,: ". /.,11 i />; ,',,/ /' ,4..,,,,, """,._.P","_....,p"4:,"',_,, /"-t:.'/~ Clerk; Lynda Aiken , , Schedule "All THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE SITE PLAN REVIEW GUIDELINES . Applicants should keep in mind that the following is general procedure and depending on the nature of the proposal and information provided, requests for further information and subsequent review by staff, the Committee and/or Council may be necessary during the process. Specific information regarding the plans required to be submitted are attached. The Council for the Corporation of the Township of Oro-Medonte has passed By-law number 94-149, as amended, as authorized by Section 41 of the Planning Act, R.S.O. 1990 c.P. 13, designating certain lands as Site Plan Control areas. Exemptions from Site Plan Control include, but are not limited to; any building or structure within the above-noted zones, undergoing minor alterations, renovations or additions that do not increase the gross floor area by more than 25 percent (25%) and the erection of accessory buildings or structures in connection with the principal use. Change in use may be required to undergo Site Plan Control. Change in use is defined under Section 2.4.1.2 of the Ontario Building Code, as amended. All development which is proposed on lands designated as a Si te Plan Control area is subject to site plan review and approval prior to the issuance of a building permit. I The Committee Mandate Under Section 41 (13) of the Planning Act, Council has the abili ty to delegate to a Committee of Council any of the Council's powers or authority, except the authority to define any class or classes of development. Council, through the adoption of a By-law delegated its authority under Section 41 to the Site Plan Control Committee. Scope The Site Plan Control Committee is required to uphold the following objectives: 1. To protect existing adj acent uses from new development where it is likely that the new use, due to its nature, would have a detrimental impact, either visually or physically, on the existing use or uses; 2. To ensure adherence to proper development standards and to encourage aesthetic design and proper landscaping; 3. To ensure the safe and efficient movement of both vehicular and pedestrian traffic as it relates to the development and surrounding area; e 4. To ensure the conveyance of any required easements to the municipality for maintenance or improvement of drainage works, water courses, public utilities, roadways and similar undertakings; 5. To ensure proper grading, storm drainage and maintenance in regard to surface water and public utilities; and 6. To control the placement and massing of buildings and related site facilities, including signage. . The Site Plan Committee is comprised of 2 members of Council, appointed by Council for the term of Council, and the following members of staff: Director of Building/Planning Development, Planner, Director of Parks & Recreation and Community Economic Development, Manager of Public Works, Director of Fire and Emergency Services, C.A.O. (as necessary) and Clerk (as necessary) . The Committee meets on the first Tuesday of discuss any Site Plans in the process applications or revisions to existing plans. each month to whether new II The Application The following information must be submitted as part of your application for Site Plan Control approval: 1) Application form, fully completed, with the applicable fee and deposit as per Township's Tariff of Fees By-law; 2) Certificate of ownership a letter identifying applicable) . or letter of authorization and an authorized agent (if 3) All drawings with sizes as noted in Appendix "B", forming part of the Site Plan Application should be clearly legible and to scale, or bear the seal and signature of a qualified Planner, Architect, Engineer, or a qualified Landscape Architect in order to ensure their accuracy if required as determined by the Manager of Public Works; 4) The plans, once approved and registered on title, through a Site Plan Agreement, will constitute a commitment on the part of the Owner and the Township. Any changes to those plans may require a subsequent application to the Township and an amendment to the registered agreement; 5) An Irrevocable Letter of Credit issued from a Canadian Chartered Bank is required by the Township. The Township standard Letter of Credit wording should be utilized for any Letter of Credit and is attached in Appendix "A" for reference. The Letter of Credit shall be for a minimum guaranteed period of one (1) year or until such time as the Township decides and shall be renewed automatically as necessary, thirty (30) days prior to expiration, all Letters of Credit are to be approved by the Treasurer or Deputy Treasurer. III Site Plan Process 1. Upon receipt of a completed application (as indicated above) a Department Head and Consultant/Agency circulation is completed to review the proposal and matters affecting the proposed development (i.e. servicing) . ~ 2. Once this circulation is complete, the application is scheduled for a Site Plan Meeting with the Committee. These meetings occur the first Tuesday of each month. The applicant is asked to discuss any comments/concerns of the Committee which arose during the circulation of the application and any revisions which will be required. 2 If necessary, a meeting of the Committee on the site can be scheduled at the discretion of the members of the Committee. The applicant is required to provide a cost estimate for all the required works including: . Landscaping, Drainage, Culvert, Driveway Access/Roadway Internal Roadways and Parking Areas, Fencing, Lighting and Municipal Services (Street Lighting, Road Construction, Sewer, Water, Sidewalk, Traffic Signage) . Cost estimates are to be Public Works and Township finalization of the amount All cost estimates are to be Credit. reviewed by the Manager of Engineer prior to the of the Letter of Credit. included in the Letter of The applicant will be responsible for the costs associated with all traffic signs required on their property. The signs will be ordered by the Township and posted on the property by the applicant. 4. The applicant is required to make revisions to the Site Plan and provide revised drawings to the Site Plan Control Committee. 5. Site Plan Control Committee Meetings will be held to review the revisions by the Site Plan Control Committee and to discuss the Site Plan Agreement and any revisions required at the discretion of the Manager of Public Works. 6. The applicant is to review the Site Plan Agreement, sign and provide four (4) original agreements, the final Letter of Credit (as approved by the Treasurer or Deputy Treasurer), and the final Site Plan drawings (11" X 17" size) to the Township for execution. 7. The By-law for the Site Plan execution is to be drafted by the Manager of Public Works and a package is to be prepared for Council consideration (including a report to Council, Site Plan By-law, Site Plan Agreement, and Site Plan drawings) . 8. Once executed the Site Plan Agreement is registered on title by the Clerk's Department. Costs associated with registration are the responsibility of the applicant. 9. Upon written notification by the applicant and its Agent, certifying that all required works have been completed and upon confirmation by the Township's Manager of Public Works and Township Engineer, the Manager of Public Works will request comments or concerns from Department Heads, prepare and present a report to Council, requesting for a resolution from Council to reduce or return the Letter of Credit. All costs of Site Inspections, including the Township Engineer and Township Staff costs are the responsibility of the applicant and will be deducted from the refundable deposit, in accordance with the Tariff of Fees By-Law or deducted from the Letter of Credit. ~ 10. If the site inspection is not satisfactory or concerns are raised through the circulation process, a letter will be sent to the applicant by the Manager of Public Works indicating the concerns. The securities will not be released until these concerns are addressed by the applicant, to the satisfaction of the Township. 3 11. If the applicant is not in compliance with the Site Plan Agreement as determined by the Manager of Public Works, the Township, (Treasurer or Deputy Treasurer) upon twenty-one (21) days notice by registered mail, will draw down on the Letter of Credit, the appropriate amount to have the works completed when directed. . 12. Prior to the securities being released, the Treasury Department will circulate to any consultants to ensure all bills and advertising costs are received and the sufficient refundable deposit is available to cover these costs. IV Prior to Passing the Site Plan Agreement The following information must be submitted to the Township for review and approval: 1. Stormwater Management facilities, such as catchbasins, storm sewers, roof top detention and parking lot detention. On some sites, a detailed Stormwater Management Report must also be submitted, illustrating how the drainage system has been designed, in accordance with the Township's storm Drainage Policy and approved by the Governing Conservation Authority. 2. Written authorization from the Simcoe District Health Unit or Ministry of the Environment for a sewage disposal system which is appropriate for the proposed use. All sewage disposal system approvals are the responsibility of the applicant. 3. If the project abuts a County Road, the applicant shall contact the County Roads Engineer to determine whether any additional set-backs, road widening or permits etc., will be necessary and the Township shall be informed in writing by the County of Simcoe that any such requirements have been satisfied. 4. If the project abuts a Township Road, the applicant shall contact the Township Road Superintendent for any driveway permits that may be required. 5. Confirmation that all municipal taxes and charges related to obtaining the approval of these lands for the intended use have been paid. 6. Deposit with the Treasurer of the Township, a Letter of Credit in the amount of One-Hundred Percent (100%) of the estimated cost of the said work, as determined by the Township Engineer and Manager of Public Works. 7. File with the Township Solicitor for his approval, a postponement of Mortgage/Document, (if applicable) . 8. Any other permits or authorization that may pertain to this agreement. ~ 4 1. Additional Requirements The applicant MAY* be required to provide the Township with the following additional information to complete the Site Plan approval process: . a) Legal description of the subject lands in registerable form and names of registered owners of the property. b) Executed deeds or documents in registerable form for any road widening and/or easements required by the Township, at the expense of the Owner. c) Four (4) legible copies of the final plan (on legal paper) as recommended by the Site Plan Committee for approval and signature of the committee. d) Digital Site Plan on Auto CAD 12 Drawing Format. *The determination as to whether any of these additional matters will be required will be made at or shortly after the initial site Plan Review. 2. Utility Costs and Charges The Owner shall deal directly with the ONTARIO HYDRO COMMISSION, BELL CANADA and all other utility commissions and companies. The Owner or his Engineer shall obtain all approvals and permits and pay all fees and charges directly to the Utili ties. NOTES: 1. Inadequate plans/drawings or application information may result in the delay of the procession of the application; 2. Building Permit applications should NOT be submitted until any required Site Development Agreement has been executed by all parties and registered on title. The costs are to be the responsibility of the applicant; 3. Three (3) full copies of all drawings and seven (7) full copies of the Site Plan with metric or imperial scale are to be submitted; 4. Two (2) 11" X 17" reductions of all drawings are required for submission to Council; and, 5. If the information requested in Schedules 1-5 can be included in one schedule and if that schedule is clearly legible only one schedule will be necessary (10 copies plus 2 reductions to 11" X 17"). V Prior to issuance of a Building Permit The following must be completed before ISSUANCE of a Building Permit: 1. The plans discussed in this guideline must have final approval of the Township Site Plan Control Committee. 2. The by-law authorizing execution of the Site Plan Agreement must be passed by Council. ~ 3. All necessary documents, agreements, deeds and easements must be executed, transferred etc. and where necessary registered on title. 4. All securities, insurance, etc. must be deposited with the Township. NQ11!i~ A Conditional Permit may be issued. 5 APPENDIX "A" Standard for the Township of Oro-Medonte Site Plan Control Agreement "STANDBY" LETTER OF CREDIT IRREVOCABLE LETTER OF CREDIT . Date of Issue: January 1, 1996 Name of Bank: Bank of Canada Address of Bank: Letter of Credit No: Amount: $1,000,000.00 Except as otherwise expressly stated, this Letter of Credit is issued subject to the Uniform Customs and Practices for Documentary Credits (1993 Revision), being ICC Publication No.UCP500. To: The Corporation of the Township of Oro-Medonte P.O. Box 100, ORO, ONTARIO LOL 2XO We hereby authorize you to draw on the Bank of Canada, for the account of Planning , up Applicant Limited, to an aggregate amount ($1,000,000.00), which of One Million Canadian Dollars is available on demand. Pursuant to the request of our said customer, Planning Applicant Limited, we the Bank of Canada, , hereby establish and give to you an Irrevocable Letter of Credit in your favour in the above amount which may be drawn on by you at any time and from time to time, upon written demand for payment made upon us by you which demand we shall honour without inquiring whether you have the right as between yourself and our said customer to make such demand and without recognizing any claim of our said customer or objection by them to payment by us. Demand shall be by way of a letter signed by an authorized signing officer of the Corporation of the Township of Oro- Medonte. The original Letter of Credit must be presented to us at: Bank of Canada, . The Letter of Credit, we understand, relates to a Site Plan Control Agreement between our said customer and the Corporation of the Township of Oro-Medonte, with Mortgage Company as third party, regarding (property description) . The amount of this Letter of Credit may be reduced from time to time as advised by notice in writing given to use by an authorized signing officer of the Corporation of the Township of Oro-Medonte. Partial drawings shall be permitted. We hereby agree that partial drawings under this Letter of Credit will be duly honoured upon demand. ~ This Letter of Credit will continue in force for a period of one year, but shall be subject to the condition hereinafter set forth. It is a condition of this Letter of Credit that it shall be deemed to be automatically extended without amendment from year to year from the present or any further expiration date hereof, unless at least thirty (30) days prior to the present or any future expiration date, we notify you in writing by registered mail that we elect not to consider this Letter of Credit to be renewable for any additional period. DATED at , Ontario, this 1st day of January, 19 Bank of Canada authorized signature authorized signature 6 APPENDIX "B" SITE PLAN SCHEDULES/DRAWINGS . The following plans are required as part of the application for Site Plan Approval. Three (3) full sets of plans drawn to a metric ratio of 1:250 or 1:500 (Imperial drawings will also be accepted) and seven (7) full scale Site Plans must be submitted for approval, together with a fee as set out in the Tariff of Fees By-law as a contribution towards planning, administrative, engineering and legal costs. Schedule 1: Legal Description 1. A copy of the registered plan/reference plan plus a Registered Deed containing a legal description of the subject lands. Schedule 2: Site Plan The Township may require an approved Site Plan on Auto CAD 12 Drawing Format or DXF and be delivered on a 1.44 Floppy Diskette. The requirements of the Digital Site Plan are as per Section 2.10 of the Township of Oro-Medonte Engineering Standards and Drawings. The Site Plan of the property must show the following; 1. Key Map on the same drawing as the Site Plan, showing the location of the property in relation to major roads, natural and man made barriers and features, immediately adjacent lots and properties and showing other adj acent lands. Scale +- 1:100,000 (or imperial equivalent) and a north arrow are required. 2. The dimensions and (Metric or Imperial) etc. area of the property being indicating any road widening, developed easements, 3. Proposed location, height, dimensions and uses of buildings, structures including massing, conceptual design general type of building materials and the use of remaining lands on the site. all and all 4. All setbacks and location and distance of all structures from septic systems and/or wells on the site. 5. Vehicle and pedestrian access ramps, driveways, lay-bys, walkways, etc., and the proposed direction of traffic flow where applicable. 6. Off-street vehicular loading and parking covered or uncovered, dimensioned and surfacing of such areas. facilities, either numbered, and the 7. Facilities for the lighting, including flood-lighting, of the land or of any buildings or structures thereon. 8. Existing and proposed walls, fences, hedges, trees, shrubs or other groundcover or facilities for the landscaping of the lands or the protection of the adjoining lands. ~ 9. Vaults, central storage and collection areas and other facilities and enclosures for the storage of garbage and other waste. 10. Grading or alteration in elevation or contour of the land and provision for the disposal of storm, surface and waste water from the land and from any buildings or structures thereon. 11. Locations of any free standing signs. 7 12. Locations of street hydrants, hydro poles, etc., within 90 metres of the subject property. . 13. A zoning information chart providing information as to how requirements of the Zoning By-law are to be satisfied e.g. Parking, building floor area, parking area, landscaped area (including percentage of total land area), number of units. 14. Location of sanitary and storm sewers and service connections and hydrants, including existing services or abutting streets, information on sanitary and storm sewers must include invert elevations, slopes, materials and strength of pipes (if applicable) . 15. Location of watermains, service connections including existing services or abutting applicable) . and hydrants, streets (if 16. Existing and proposed elevations including elevations on adjacent lands and abutting streets. Schedule 3: Landscape Plan The Landscape Plan must show the following, as determined by the Site Plan Committee: 3. North arrow and bar scale; Location of all material including trees, beds and sodded/seeded areas; Chart listing name, size and quantity materials; Berms and swales (type and height/depth); Buildings/structures, pathways, parking refuse storage area (required if site plan not incorporated). shrubs, planting 1. 2. of the planted 4 . 5. spaces, roadways, and landscape plan Schedule 4: Elevation Plans Drawings, illustrating the building elevations and cross sections, together with an indication of materials, must accompany the application. Schedule 5: Site Servicing, Grading, and Drainage Plans As part of this Site Plan review, site servicing, grading and drainage plans require approval of the Township's Site Plan Committee. Requirements for this approval may include provision of a Stormwater Management Report and/or the appropriate stormwater attenuation measures. N!:!!!!i~; IliIIlrlllll~i!IIII._lr~\lIIIIIIII~P ~+~~!f,;m e 8