Loading...
03 20 2013 2013-SUB-01 2013-ZBA-01 (2150505) Ontario Inc.(Ii�caf:l�flollae NOTICE OF PUBLIC MEETING FOR PROPOSED AMENDMENT TO THE ZONING BY -LAW AND DRAFT PLAN OF SUBDIVISION IN THE TOWNSHIP OF ORO- MEDONTE 2013- SUB -01 2013- ZBA -01 (2150505 Ontario Inc.) TAKE NOTICE that the Council of the Corporation of the Township of Oro - Medonte will hold a Public Meeting on Wednesday, March 20th, 2013, at 7:30 p.m. in the Municipal Council Chambers. The purpose of the Public Meeting is to obtain public comments on a proposed amendment to the Zoning By -law and a Draft Plan of Subdivision, under Sections 34 and 51 of the Planning Act, R.S.O. 1990 c. P. 13. THE PURPOSE of Application 2013 - ZBA -01 is to consider a proposal to amend the Zoning By -law for the lands proposed to be developed for the 106 lot residential subdivision. The applicant has applied to rezone the lands from Institutional (1) and Agricultural /Rural (A/RU) to the Residential One (R1), Rural Residential Two (RUR2), and Open Space (OS) Zones. THE PURPOSE of Application 2013 - SUB -01 is to consider a proposal for a Draft Plan of Subdivision comprised of 106 residential lots. The lots are proposed to have a range of lot frontages to comply with the R1 and RUR2 zone provisions. Each of the proposed lots would have access to and frontage on a new internal road network. THE SUBJECT LANDS, and applicable portions thereof, for Applications 2013 - ZBA -01 and 2013 -SUB- 01 being the lands described as Part of Lot 5, Concessions 3 and 4 (within the former Township of Oro), located north of the Bass Lake Side Road and west of Line 3 North. A KEY MAP illustrating the location of the subject lands, and portions thereof to which applications 2013 - ZBA-01 and 2013 - SUB -01 respectively apply, is provided on the opposite side of this Notice, in addition to a map showing the proposed Draft Plan of Subdivision. ANY PERSON may attend the public meeting and /or make written or verbal representation either in support of or in opposition to the proposed Applications. If a person or public body that files an appeal of a decision of the Township of Oro - Medonte in respect of the proposed Applications does not make oral submission at the public meeting or make written submissions to the Township before the proposed Amendment is adopted, the Ontario Municipal Board may dismiss all or part of the appeal. If you wish to be notified of the decision of the Township of Oro - Medonte in respect to the proposed Zoning By -law Amendment and /or Draft Plan of Subdivision Applications, you must make a written request to the address below. WRITTEN SUBMISSIONS should be directed to: Township of Oro - Medonte 148 Line 7 South P.O. Box 100, Oro, Ontario LOL 2X0 Attn: J. Douglas Irwin, Clerk ADDITIONAL INFORMATION relating to the proposed Zoning By -law Amendment and Plan of Subdivision applications are available for inspection between 8:30 a.m. and 4:30 p.m. at the Township of Oro - Medonte Administration Building. For further information, contact the Planning Department at 705 -487 -2171. DATED at the Township of Oro - Medonte this 28th day of February, 2013. Andria Leigh, MCIP, RP Director of Development Services 2013-ZBA-01 and 2013-SUB-01 (2150505 Ontario Inc.) 15-1 SYBJECT PROPERT� (1552 Bass Lake Sile Road West) DRAFT PLAN OF SUBDIVISION (2013-SUB-01) it I _j If AL -- - - - - -- - f - - -- EDGAR CENTRE DEVELOPMENT TOWNSHIP OF ORO-MEDONTE Teeter, Janette From: Irwin, Doug Sent: Friday, March 15, 2013 8:39 AM To: Leigh, Andria; Teeter, Janette; Witlib, Derek Subject: FW: RE:1552 Bass Lake Side Rd W - 2013 - SUB -01 Doug Irwin Director Corporate Services /Clerk Township of Oro - Medonte From: jsanchez @uniongas.com [mailto:jsanchez @uniongas.comj Sent: Thursday, March 14, 2013 4:52 PM To: Irwin, Doug Subject: RE:1552 Bass Lake Side Rd W - 2013 - SUB -01 Contact: Doug Irwin Hello, Union Gas has existing distribution main installed in 1984 at the site called Edgar Adult Occupational Facility. Based on the information provided, the existing road allowances are completely different to the proprosed road allowance plan, this will most likely require a complete retirement/relocation for the existing Union Gas plant in that area. Please contact me once the final design of the proposed subdivision is complete as there could be associated costs to retire our main. I can email you a copy of our as -built drawings for that area. Johanna Sanchez - Northeast Construction Project Manager Name: Johanna Sanchez (Union Gas Ltd) E -mail Address: isanchez@Liniongas.com Phone Number: 705 845 1530 i CA "r% j IA Leigh, Andria From: Schlecht, Christina (ENE) <Christina.Schlecht @ontario.ca> Sent: Monday, March 4, 2013 10:30 AM To: Chisholm, Kory Cc: Patti Young Subject: RE: Edgar Subdivision - 1552 Bass Lake Side Road W, Oro - Medonte Hi Kory, I have completed a cursory review of the documents provided and we do have some technical concerns with the Sewage Works as proposed; however, this project will need to follow the Class Environmental Assessment process where the sewage works options will be discussed and assessed in more detail. I trust these issues will be sorted out at that time prior to the submission of any applications for environmental approvals. I do, however, recommend a pre - consultation prior to the submission of any Environmental Compliance Approval applications to our ministry. Should you have any further questions, please do not hesitate to contact me at 705 - 739 -1617. Sincerely, Christina Schlecht Senior Environmental Officer Barrie District Office Ministry of the Environment 54 Cedar Pointe Drive, Unit 1201 Barrie ON L4N 5R7 Phone: 705 - 739 -1617 Fax: 705 - 739 -6441 Email: christina.schlecht @ontario.ca `'Please consider the environment before printing this e -mail note. PF VNID" - �-0 , D_( \ahr �Oa'T"-M 1A(_ ` _3 C` Simcoe County District School Board 1170 Highway 26 West Midhurst, Ontario LOL 1 XO February 4, 2013 Mr.Kory Chisholm Planner Township of Oro - Medonte 148 Line 7 South P.O. Box 100 Oro, Ontario LOL 2X0 Dear Mr. Chisholm: Phone: (705) 7287570 Fax: (705) 728 -2265 www.scdsb.on.ca DRAFT PLAN OF SUBDIVISION 2012- SUB -01 2150505 ONTARIO INC. PLAN OF SUBDIVISION 1552 BASS LAKE SIDE ROAD WEST FORMER EDGAR SITE TOWNSHIP OF ORO- MEDONTE Thank you for circulating a copy of the above -noted draft plan of subdivision to this office for review. The draft plan proposes 106 lots for single family detached dwelling units on piped communal water and sewers. The proposed plan of subdivision is located in the former Edgar Adult Occupational Centre. Elementary pupils who may reside in this subdivision may attend W.R. Best Memorial Public School and secondary pupils may attend Eastview Secondary School. Planning staff have no objections to this development but request that the following standard conditions be incorporated into the Conditions of Draft Plan Approval: That the owner agrees to include in all offers of purchase and sale a statement that advises the prospective purchaser that the public schools on designated sites in the community are not guaranteed. Attendance at schools in the area yet to be constructed is also not guaranteed. Pupils maybe accommodated in temporary facilities and /or be directed to schools outside of the area. • That the owner agrees to include in all offers of purchase and sale a statement that advises the prospective purchaser that school busses will not enter cul de sacs and pick up points will generally be located on through streets convenient to the Board. Additional pick up points will not be located within the subdivision until major construction activity has been completed. Should you require additional information, please do not hesitate to contact this office. Yours truly, , 4Y4��- Holly Spacek, MCIP, RPP Senior Planner cc: David Parks, Director of Planning, Development & Tourism County of Simcoe 2 March 11, 2013 C' Township of Oro - Medonte P.O. Box 100 Oro, Ontario LOL 2X0 Attn: Kory Chisholm Re: Zoning By -Law Amendment and Draft Plan of Subdivision 2013- ZBA -01 and 2013 - SUB -01 Member 1552 Bass Lake Side Road West Part of Lot 5, Concessions 3 and 4 Municipalities (2150505 Ontario Inc.) "dlala'Tosuru` iiu NVCA staff has received the above noted applications which serve to facilitate a Amaranth 106 lot plan of subdivision of detached residential dwellings to be served by a t,zirr e communal system. The subject property was previously the Edgar Occupational . ;IL,Q Centre and the majority of the buildings associated with that use have been demolished. The land is subject to the Edgar Centre Special Policy Area and Oro Moraine sections of the Township Official Plan. The subject property falls within the Oro Moraine and is surrounded by mature forest and is designated Oro Moraine Potential Re- vegetation and Enhancement on Schedule B of the Township Official Plan. The property is within the headwater area of the Willow Creek and serves as a recharge area for this subwatershed. The subject property is not regulated pursuant to Ontario Regulation 172/06, the Authority's Regulation of Development, interference with • Wetlands and Alterations to Shorelines and Watercourses Regulation. Muimu ENGINEERING NVCA staff has reviewed the information presented in Dillon Consulting Limited terlonce Letter Brief Edgar Centre Development — Stormwater Management Conceptual Shelnumne, Options dated December 18, 2012. Review of this submission was based on Springwater requirements and guidelines set out in the Ministry of Environment 2003 ;. asa ,Beach Stormwater Management Planning and Design Manual, the Ministry of Natural Resources Natural Hazards Technical Guidelines, and current NVCA guidelines available on the website, www.nvca.on.ca. Watershed Counties NVCA staff notes that the following criteria will be applied to this development .. with respect to the stormwater management: a Post development to pre development quantity control for the 2 to 100 year " L events, both Chicago and SCS for the entire property prior to discharge from the property. a Enhanced water quality for all runoff from the site. Member at a Safe conveyance of the Regulatory Storm through the site to a sufficient outlet. Celebrating 50 fears in Conservation 1960-2010 NOTTAWASAGA VALLEY CONSERVATION AUTHORITY Centre for Conservation Page I of 3 Conservation ONTARIO John Hix Conservation Administration Centre Tiffin Conservation Area 8195 8th Line Utopia, On LOM 1T0 Telephone: 705.424.1479 Fax: 705.424.2115 Web: www.nvca.on.ca Email: admin@nvca.on.ca March 11, 2013 Re: Zoning By-Law Amendment and Draft Plan of Subdivision 2013 -ZBA -01 and 2013 - SUB -01 1552 Bass Lake Side Road West Part of Lot 5, Concessions 3 and 4 (2150545 Ontario Inc.) NVCA staff noted the following outstanding issues with this most recent submission: L Please find attached the NVCA guidelines related to infiltration. Please demonstrate how winter operational conditions and the two times the volume requirement for infiltration storage in a winter condition will be addressed. 2. Please have a geotechnical engineer review the conceptual design and provide a preliminary geotechnical report that assures that the conceptual design is feasible from a geotechnical perspective. As low impact development (LID) measures are proposed, in- situ testing of the soils and monitoring of the seasonably high groundwater table will be required prior to draft plan approval of the development to assess the feasibility of the proposed stormwater management proposal. 3. Please confirm in writing from the Ministry of Environment (MOE) that they are willing to allow for the dual usage of a stormwater management facility within the existing sewage lagoon. 4. Please provide a preliminary stormwater management report as per NVCA guidelines for the proposed development. This report should include: pre and post development drainage plans, investigation of any external flows that may enter into the site, catchment input calculations, stormwater management pond sizing details, and hydrologic modelling. ECOLOGY NVCA staff reviewed the report Environmental Impact Study Edgar Brownfield Redevelopment prepared by Dillon Consulting Limited dated November 2011. Field work has been undertaken as per the terms of reference agreed to during pre - consultation and is considered complete. NVCA notes that the large mature deciduous forest blocks have been severed from the original lot and donated to the Township. 5. Approximately 15.79 ha of wooded area including 7.23 ha of forest are proposed for removal as part of proposed redevelopment. While most of this forest cover consists of cultural/disturbed/fragmented forest units within the existing development footprint, the Township Official Plan contains environmental policies specific to the Oro Moraine and the following comments are based on those policies. Mitigation and Enhancement 6. Mitigation recommendations in the report are generally good and should be carried through and implemented during the remainder of the planning and construction process. 7. NVCA recommends directional lighting be used for all street areas/non - residential areas backing onto the Oro Moraine Core and Potential Re- vegetation/Enhancement Areas. 8. The proposed development appears to intensify existing development footprint in this area. Please advise how Official Plan Policy B 1.1 d) will be met, in particular how the health, diversity, size and connectivity of significant natural heritage and hydrologically sensitive features and functions will be maintained, improved and restored. In addition please advise on how policy B 1.6.2 will be met, in particular how the quality and quantity of groundwater and surface water will be maintained, improved and restored. 9. The report notes that 2.17 ha of Oro Moraine Core Area would be removed as part of proposed development, but it is unclear on where this clearing would occur or the details Page 2 of 3 March 11, 2013 Re: Zoning By -Law Amendment and Draft Plan of Subdivision 2013- ZBA -01 and 2013- SUB -01 1552 Bass Lake Side Road West Part of Lot 5, Concessions 3 and 4 (2150505 Ontario Inc.) of restoration/enhancement. Please provide more information on this and how Official Plan Policies B1.10.1 and 131.10.2 are being addressed, in particular how the spatial extent of the natural core, corridor and Enhancement Area and corridor area is being re- vegetated and linkages are being improved and restored. Suggested Restoration 10. NVCA staff have provided three potential enhancement areas on the attached figure to assist with meeting the above ecology comments. NVCA understands that Area B is an existing sewage lagoon, and using this facility for stormwater management is proposed. Please consider this area for enhancement, as per the discussion below if this area becomes free in the future. 11. Restoration planning in Areas A and B would be focused on re- establishing forest cover to ultimately bolster core forest and associated habitat connections in this portion of the Oro Moraine. Pre - treatment of soils may be required in areas that have undergone significant disturbance in the past. 12. Area C would also be a good fit for reforestation. Has the applicant considered a forested dry pond facility built using low impact development design as a stormwater facility? As the Oro Moraine is one of the major groundwater recharge areas in the County of Simcoe, this could compliment Official Plan Policy 135.1.1.3a) as a dry pond could possibly improve groundwater recharge. In general, the soils on the subject property appear to provide significant opportunity for Low Impact Development stormwater management methods, which could enhance the hydrology of the area by promoting infiltration of runoff. Conclusion NVCA requires additional information in order to complete our review, in particular relating to stormwater management, and detailed restoration planning to meet Township policies in the Potential Re- vegetation /Enhancement Areas. Integration of these outstanding items appears to be possible on this site through use of Low Impact Development methods. We trust this is of assistance. If you have any questions or concerns, please do not hesitate to contact the undersigned or the appropriate technical staff member. Kindest regards, P46�4 Patti Young, MCIP, P Senior Planner c: Christina Schlecht, Ministry of Environment Barrie District Office Tony Windsor, David Restivo, Dillon Consulting Ltd. 235 Yorkland Blvd. Suite 800, Toronto, ON M2J 4Y8 Brandi Clement, Jones Consulting Attachments: NVCA infiltration guidelines Potential Enhancement Opportunities DF/KN /PY Page 3 of 3 a r.. I � r =�y r _ M �I 'f Infiltration Guidelines - modified by AVCA from Stormwater Management Planning and Design Manual - Ministry of Environment (2003) The NVCA promotes the use of infiltration systems to promote the natural hydrologic cycle for stormwater runoff from the site. This helps maintain groundwater recharge, provides additional water quality treatment and reduces the volume of runoff from the site that may cause erosion downstream. The following guidelines outline some of the key design considerations for developing and effective infiltration system as part of the stormwater quality treatment train. Additional information is available from the MOE SWM Planning & Design Manual. Infiltration -based controls include: • reduced grading to allow greater ponding of stormwater and natural infiltration; • directing roof leaders to rear yard ponding areas, soak away pits, or to cisterns or rain • barrels; • sump pumping foundation drains to rear yard ponding areas; • infiltration trenches; • grassed swales; • pervious pipe systems; • vegetated filter strips, and • stream and valley corridor buffer strips. Concentrated infiltration of stormwater collected from larger areas will not match the characteristics of distributed infiltration which occurred under pre - development conditions. The natural hydrologic cycle can be maintained to the greatest extent possible by lot level infiltration controls. Infiltration technologies can achieve water quality enhancement; however, stormwater containing high concentrations of suspended solids will tend to clog these controls. Further, infiltration of contaminated water can impair groundwater quality. Therefore, these measures are ideally suited to the infiltration of relatively clear stormwater, such as stormwater from rooftops which contains only atmospheric contaminants or foundation drainage. If the quality of the stormwater is such that there may be a problem with clogging in the system or degradation of groundwater quality, pre - treatment is required. Infiltration controls are not appropriate for applications with the potential for highly contaminated stormwater (e.g., industrial land uses). Infiltration systems that operate at the surface such as vegetated filter strips, surface infiltration trenches, wet swales and enhanced grass swales are primarily effective for stormwater quality treatment and should not be designed to provide quantity control due to winter frozen ground conditions. Infiltration systems that operate below the frost level such as pervious pipe systems, subsurface infiltration trenches and pervious catch basins are effective for stormwater quality and quantity control. These systems continue to operate all year round. Design of infiltration systems should be based on the criteria outlined on the MOE SWM Planning & Design Manual including the longevity factor as per the MOE manual to account for future clogging with fine sediments in the stormwater runoff. Permeability of site soils should be determined by in -situ testing by a geotechnical engineer. Leigh, Andria ops From: Hamelin, Rachelle <Rachelle.Hamelin @simcoe.ca> Sent: Friday, March 15, 2013 2:41 PM To: Chisholm, Kory Cc: bclement @jonesconsulting.com; Hoppe, Bruce; Pickett, Kimberley; Milligan, Brian Subject: 2013 - SUB -01 & 2013- ZBA -01 1552 Bass Lake Sideroad West RE: Edgar Centre Development Part of Lot 5, Concessions 3 & 4 Former Township of Oro, Now Township of Oro - Medonte Hi Kory, Thank you for circulating the draft plan of subdivision, associated Zoning By -law Amendment and studies to the County of Simcoe for review. The subject property is located within 500 metres of a private inactive waste disposal site #709 identified on Schedule 5.6.2 of the County of Simcoe Adopted Official Plan. A study based on the Ministry of Environment's Guideline D -4 — Land Use On or Near Landfills and Dumps was recommended be completed to the Township's satisfaction. It is understood the Township is satisfied with the degree of site investigation that has already been conducted, therefore the County has no further comment regarding the proposed development on the subject lands. If you require additional information, do not hesitate to contact me. Sincerely, Rachelle Hamelin Planner III County of Simcoe, Planning Department 1110 Highway 26, Midhurst, ON LOL 1 XO Phone: (705) 726 -9300 ext.1315 Fax: (705) 726 -9832 Email: rachelle.hamelin @simcoe.ca PUBLIC MEETING FOR PROPOSED AMENDMENT TO THE TOWNSHIP'S ZONING BY -LAW 97 -95 AND PLAN OF SUBDIVISION ZONING BY -LAW AMENDMENT APPLICATION AND PLAN OF SUBDIVISION APPLICATION 2013- ZBA -01 & 2013 - SUB -01 Part of Lot 5, Concessions 3 and 4 Township of Oro- Medonte 2013-ZBA-01 & 2013 - SUB -03 Public Meeting March 20, 2013 o Purpose of Meeting - To obtain public comments on a proposed amendment to the Township's Zoning By -law 97 -95, as amended, and a proposed plan of subdivision o Proposed Zoning By -law Amendment and Plan of Subdivision would apply to lands described as Part of Lot 5, Concessions 3 and 4, located on the Bass Lake Side Road, west of its intersection with Line 4 North. 2013-ZBA-01 & 2013- SUB -03 N March 20, 2013 Location Map El (1552 Bass Lake Sipe Road West) 2013-ZBA-1 0 & 2013-SUB-01 Public Meeting March 20, 2013 o Official Plan — Official Plan — the lands subject to these applications are designated Edgar Centre Special Policy Area, Oro Moraine Core - Corridor Area, and Oro Moraine Enhancement Area in the Township's Official Plan a Section C16 of the Official Plan recognizes the ability to re- develop the property for residential purposes and outlines the criteria for assessing any re- development applications to be considered by Council. 2013-ZBA-1 0 & 2013-SUB-01 Public Meeting March 20, 2013 o Zoning By -law 97 -95 - Institutional (I) & Agricultural/ Rural (A /RU) Zones o Zoning By -law Amendment application 2013- ZBA -01 proposes to rezone the lands to the Residential One (R1) and a Site Specific Rural Residential Two (RUR2) Zone. o The site specific exception would recognize a minimum lot area of 0.2 hectares. o Draft Plan of Subdivision application 2013- SUB -01 proposes a 106 lot residential development with varying lot frontage and areas. 2013-ZBA-01 & 2013-SUB-01 Public Meeting March Z0, 2013 Draft Plan i AL M 9 11rMY 4�Rr IEI i EDGAR CENTRE DEVELOPMENT -TOWNSHIP OF ORO- MEDONTE am"n a..... �R'n, ._ M ]I MW s✓Y.raVW CDOnRGlMREOMLOMAENF Aq.Fr %AN p LUIOFVISKY! 2013-ZBA-01 & 2013-SUB-01 Public Meeting March 20, 2013 2013-ZBA-01 & 2013-SUB-01 Public Meeting March 20, 2013 2013-ZBA-01 & 2013-SUB-01 Public Meeting March 20, 2013 2013-ZBA-01 & 2013-SUB-01 Public Meeting March 20, 2013 The applicant's submission for these applications has included: • Planning Justification Report • Preliminary Servicing Assessment • Stormwater Management Conceptual Options • Traffic Impact Study • Archeology Report -Stage 1 and 2 • Environmental Impact Study ■ Environmental Site Assessment Study Phase 1 & 2 2013-ZBA-01 & 2013-SUB-01 Public Meeting March 20, 2013 o This provides an overview of the Planning context and summary of proposed site specific amendment to the Township's Zoning By -law and Draft Plan of Subdivision for a 106 lot residential development o Applicant's consultant, Brandi Clement, now has a presentation which expands on the proposal and the technical studies completed in support of their submission o Questions or comments from the Public and Members of Council can be answered at that time Statuto Public Meeting Edgar Subdivision Zoning By -law Amendment Plan of Subdivision 2150505 Ontario Inc. Township of Oro- Medonte March 20th, 2013 y IF-1 I Presentation by: Brandi L. Clement, AICP, MCIP, RPP, Partner 0 i�V The Jones Consulting Group Ltd. Background • Site was occupied in the early 1950's by the Royal Canadian Air Force (RCAF) for a radar base termed "Base Edgar ". -RCAF created a self - sufficient community with 84 housing units, group housing building for loo men and separate building for 105 women, two office buildings, recreational hall, food services complex, hospital, church, school, vocational buildings, underground services, sewage treatment system, water cistern, potable water supply, storage facilities for maintenance and supply ordinance, and a communications tower. • At one time population of site was approximately 350 people. Vacated by RCAF in 1964. Background Continued • Site was then purchased by Ministry of Community and Social Services as a residential and occupational centre for adults with developmental disabilities for the provision of rehabilitative and vocational training. -This facility was closed in 1999 leaving the site abandoned. •2150505 Ontario Inc. purchased the lands in 2010. -Most of the buildings remained until recently when they were demolished during the Environmental Site Assessment (ESA) and general clean up of the lands. Completed an EIS, Phase 1 and 2 ESA, and after completing demolition and site remediation, received a Record of Site Condition (RSC) to generic residential standards. -The former church building, road network and all site servicing infrastructure remain. Former Edgar Lands }.1•' cie+?.ui Y:ea SYn {r- Hr Oi - c1y.°e.y Y • MaI oHnwE /gRRNI .1- 8.69a - I} . yam} +MV{1. Iv1I. �<• Yarvf IP � �� •- }NIP qq N"Ilat arreRR ee- a.. a+ �eA4wRaN.xiP. ,°. w +M Y+r_s�ed•/,.,y ..._ ' °.. nr NnrnmR. �-.�.M w1t9 I"6N 9occx rr � • ao .+rent' I.. N.e+c - �C, MM wlV gll:e{r,1 IviL ��+1.p,� • �. H.r! +wr.p ataa `IM.'4..'o wt Na/at Ak1tt ' ``i `� \ �. } /Rfl `RILL. [PMQI .. w<w <• a,� �� •` ��� ~``\ ` ta Yp•' I /YeeaJeawl�i'M1 W4 D- RgaCa R090 :nt.s,.t ?.I /� /�, .�' L1 - YNJ• rA•O I -i tiI - Iaa.Yllgi q u; Wei Uw "M 1! •�' � "I � ``7 -� ac- Y9t� WR1Fn -.i N /M.'+t IfYJ'J I+[] 11 t a w- wNYP .csrsva w ii • o +w e f� j a. + nwa eNt$x rP•rc i t1 V f _ : �` Acv J : • �wRn e..a 1 ..� f /1{I J•t �I a/ . ( M _ 'RIwRa(: p.y I �•�,. {y Ii+ � T.I 19 1' �uu +7� �� � � � -�1 -` I 4- w M wYwa YYMat Cis +• 11 -0 t El- (3n CT_ rP. w•Ln clr.c low- I.� I1I •1• Meea ^y I!\ .CPS NOTE 9!P. I,,II rdm w00906 I ADULT OCCUPATIONAL CENTRE . c uc .aP :tc• llle ru p perC y: SSpeciNCef lyloceted3ndlBTCwnShipo( Ot0fdedonte, approlamatelyltmfrornHtuSeSnaPVIIIPy .711 @RtUmfipalaKldreSS is r!- 6 ti:Fw 6 E Srf N' 15,52 Bass Lake Sideroad and the prorerty description is East Half and Part of West HON of Lot S. Concessior13 and Part of Lot;: Concession A and Harr of road allowance between Conussions 3:and 4, lownship of Oro Medcalle; County of Simcrr® 1mn>edrate adjaceclt la1 Ws are .rittw` I — used fnr agricultural purposes m remain in foresteo conciitiorm Site Characteristics ._............ • Property is located on north side of Bass Lake Side Road between Line 3 North and Line 2 North •971m of frontage along Bass Lake Side Road • 214m of frontage along Line 3 North -Smaller frontage to the west along Line 2 North of 15m • Property is irregular in shape and is approximately 45.77ha (113ac) in area 0 N L Horseshoe Valley � aaa� r°g �n ti P `7 2 Surrounding Land Uses p • North: EP lands owned by Township that were originally part of the subject lands but purchased by Township in 20io. Further north are Open Space lands that are vacant. • East: Rural Residential. Lands are treed and for the most part undeveloped. Horseshoe Valley Settlement Area is located to the northeast. • South: Mix of Open Space forested lands and Rural Residential. • West: A few Rural Residential dwellings with various accessory buildings. Also, a large forested area. ON ES Rural Residential s ..w Environmental Protection , Open >pac(< V�- Rural Residential Residential o Rural Residential Open Spa,, Rural Residential Environmental Protection Open Space Residential Rural Residential Development Concept i jl EDGAR CENTRE DEVEE. TOWNSHIP OF ORO —MBE -f a oroaneeonce Simcos a n . . . . . . . . . . . . ...... - - - - - -Applications are for Zoning By -law Amendment and Plan of Subdivision. -Plan of Subdivision for 1o6 lots. •Lots will range in size from 45m to 30m frontages; 1 acre, 3/4 acres, and 1/2 acre lots. •0.75ha park block located in middle of site which includes and focuses on the former church building that will be retained for a presentation /community centre. Devel4 opment Conce -Site ,CvHl U serviced through existing communal infrastructure on property including a water treatment plant and sewage treatment plant with upgrades necessary. -Existing road network will be replaced with new asphalt and designed to current standards. -Two points of ingress and egress are proposed. Primary entrance off Bass Lake Side Road which has been moved to the east from original entrance to improve site lines for oncoming traffic. Secondary access off Line 6 3 North approximately 68m north of intersection. +H4+ -The proposal is a redevelopment of an existing brownfield site. Brownfield Site is defined in PPS as "undeveloped or previously developed properties that may be contaminated. They are usually, but not exclusively, former industrial or commercial properties that may be underutilized, derelict or vacant ". Submitted ateri Submitted Reports in Support of the Development Include: • Planning Justification Report • Traffic Impact Study • Servicing Report • Stormwater Management Brief • Phase 1 and 2 Environmental Site Assessment • Record of Site Condition • Stage 1 and 2 Archaeological Assessment • Environmental Impact Study ME O Provincial Policy Analysis Ontario Provincial • Policy Statement JTT r�. ON ES Places to Grow and Provincial Policy Statement • Redevelopment rights for the site are recognized in the Township's Official Plan and were considered in Township land budget • Official Plan designates lands for growth • Efficient use of land by utilizing existing communal infrastructure without the need for expansion • Classic example of the redevelopment of a Brownfield property • Wise use and management of resources has been considered to ensure natural and cultural heritage resources are respected • Redevelopment of the property provides an opportunity for a development that is a much higher quality development than what originally existed, which is more complementary and consistent with the uses already existing in the area • Conforms with intensification targets as defined by the Places to Grow Growth Plan • Provides a new supply of housing for current and future residents • Provides an opportunity to redevelop a site that has been abandoned since 1999 • Development provides additional recreational opportunities and protects views and vistas County of Simcoe Official Plan U"% • OA A + Airports Legend Railway + +4 A', r* ned Railway - -- Hydro Corridor ✓!1!J Niagara Escarpment Plan Boundary (Refer To Schedule 5.3.9 For Details) Oak Ridges Moraine Conservation Plan Area (Refer To Schedule 5.3.2 For Designations) Greenland - Potential Greenland Linkage Rural & Agricultural XSpecial Development 0 Settlement OSettlement Non Decision - Major Rivers Provincial Highways — County Roads Local Roads Municipal Boundaries '0 wp1`. -The County Official Plan designates the lands Rural & Agricultural. Lands are not considered to be within a prime agricultural area. Rural designation provides for development opportunities. i - - No portion of the site is within County Greenlands designation nor are there any wetlands or ANSIs present. -{ -Development does not impact prime agricultural lands. (,j •Redevelopment of a site that was previously utilized for an intensive community development since the 1950s. Township Official Plan 1 0N E''_� •.r:. Rural Agricultural Residential Rural Settlement Area Rural Residential Restricted Rural Industrial Commercial Shoreline Recreational Major Open Space Environmental Protection One Environmental Protection Two Oro Moraine Core /Corridor Area Oro Moraine Enhancement Area Mineral Aggregate Resources - Licenced Mineral Aggregate Resources - Potential Airport ML SL Louis Moonstone Hawkestone Expansion Area Hawkestone Residential Area Edgar Centre Special Policy Area Special Purpose Community Area Eighth Line Special Policy Area Open Waste Disposal Area Closed Waste Disposal Site Oro Moraine Boundary Oro Moraine Planning Area i' d K • The subject lands are currently designated Edgar Centre Special Policy Area, Oro Moraine Core /Corridor Area 0 and Oro Moraine Enhancement Area. -The existing designation recognizes the existence of a property with a substantial = amount of buildings and infrastructure that is potentially capable of being adapted to a number of uses. -Permitted uses not requiring an Official Plan Amendment include institutional uses, low and medium density residential uses, recreational uses, and an adult lifestyle community. 1 0N E''_� •.r:. Rural Agricultural Residential Rural Settlement Area Rural Residential Restricted Rural Industrial Commercial Shoreline Recreational Major Open Space Environmental Protection One Environmental Protection Two Oro Moraine Core /Corridor Area Oro Moraine Enhancement Area Mineral Aggregate Resources - Licenced Mineral Aggregate Resources - Potential Airport ML SL Louis Moonstone Hawkestone Expansion Area Hawkestone Residential Area Edgar Centre Special Policy Area Special Purpose Community Area Eighth Line Special Policy Area Open Waste Disposal Area Closed Waste Disposal Site Oro Moraine Boundary Oro Moraine Planning Area i' d K Md ?r..,_, 17� �l Township Official Plan Rural •Intent of Plan is that any Agricuftural residential use on the site be ® Residential - Rural SetilementAm planned on a comprehensive basis Rural Residential to be self - contained with accessory Restricted Rural uses that are primarily utilized by - Indnseal the residents. � Commercial J Shoreline Recreational -Any orm of development which Y P ® Major Open Space � Environmental Protection One necessitates the expansion of the j Environmental Protection Two existing on -site servicing capacity ® Oro Moraine Core/Corridor Area will be subject to an Official Plan J Oro Moraine Enhancement Area Mineral Aggregate Resources - Licenced Amendment. Mineral Aggregate Resources - Potential Airport -The communal servicing on the siteEM Mt. SL Louis Moonstone Hawkestone Expansion Area has the capacity to meet the ® Hawkestone Residential Area proposed development needs. Edgar Centre Special Policy Area Special Purpose Community Area Eighth Line Special Policy Area -No Official Plan Amendment BE Open Waste Disposal Area required. !`�� Closed Waste Disposal Site Oro Moraine Boundary Oro Moraine Planning Area Zoning By -law 1997 -95 r 2� MARZ — Mineral Aaresate Resource rwo • The subject lands are currently zoned Institutional (I) and Agricultural /Rural (A/RU) to recognize past uses on property. f` -Per Section C16 of the Official Plan, the redevelopment of this property anticipated a Zoning By -law Amendment. Zoning By -law Amendment l� "NEW) 9 Lands Subject to Zoning By-law Amendment Lands to be Zoned Residential One (RI) T.D id iuM'/ Ldntla f0 be Zoned Rural Rasbentia€ Two XX (RUR2'XX) Lands m be Zoned Open Space (OS) ��I ^ jon�Es a-LPF i8wg -Zoning By -law Amendment to Residential One (Ri), Rural Residential Two XX (RUR *XX) and Open Space (OS) -Zoning Amendment will allow for the redevelopment of the lands for 1o6 lots with various frontages and areas, and the recognition of a park and communal services blocks • Special exception is requested for a 0.2 ha minimum lot area in the RUR2 Zone where 0.4ha is required. Summar y Reports of -Site will be serviced by communal water and sanitary sewer services that are existing on the lands but will need minor modifications and upgrades to facilitate the redevelopment. This was one of the selection criteria for this site by the client so as to avoid any negative impacts to the County and /or Township services. -Existing lagoon facility on site can be used for stormwater management with improvements. • Site is currently serviced with gas and hydro. Other secondary utilities will be provided to the site where available (i.e. cable, satellite, phone). -Traffic Impact Study concluded that the site will be adequately serviced by Bass Lake Side Road and Line 3 North with no improvements required. -Environmental Impact Study concludes that there will be no negative impacts to the natural features surrounding the property. •A Record of Site Condition was issued by the Ministry of the Environment in November 2012 confirming their acceptance of the standards achieved in the Environmental Site Assessment, and the subsequent remediation to clean the site to the most stringent Ministry of Environment standards, which are more than suitable for the proposed residential land - use. -Archaeological Assessment concluded that there are no cultural heritage concerns on the property. Conclusions • The redevelopment of the property was recognized in 1999 in the Official Plan to allow for residential development. Municipality envisioned and planned for redevelopment in this area. -Section C16 of the Official Plan has been complied with in terms of policy requirements that must be addressed for residential redevelopment of the property. • The proposed Zoning By -law Amendment and Plan of Subdivision applications will allow for the successful redevelopment of a former Brownfield site that had been operating as a self - contained community since the 1950s. *Growth Plan and PPS support rural development in areas outside of Settlement boundaries where municipal services do not exist and the use is considered appropriate and to scale. -Development represents an excellent example of redevelopment of a brownfield site for a use that complements the area. -Redevelopment efficiently utilizes an existing communal servicing system. n ONhS Conclusions • There will be no negative impacts on the surrounding neighbourhood. -All reports prepared and accompanying the submission support the redevelopment. -Redevelopment conforms to all relevant policies of the Places to Grow Growth Plan, is consistent with the relevant policies of the Provincial Policy Statement and conforms to the County of Simcoe and Township of Oro Medonte Official Plans. • The proposed Zoning By -law Amendment and Plan of Subdivision Applications represent good and desirable planning.